38 Oustic Avenue W

Property Summary: 38 Oustic Avenue W, Norberry, Winnipeg

Key Characteristics & Buyer Appeal

This home presents a clear value-oriented entry point into Winnipeg’s Norberry neighbourhood. Its most defining characteristic is its assessed value of $156k, which is notably below averages for the street ($283.6k), area ($332k), and city-wide ($390.1k). The lot size of 2,722 sq ft is also more compact than typical for the area. These metrics suggest a property that is likely modest in both size and scope, potentially an older bungalow or smaller home built around the neighbourhood average of the early 1950s-60s.

The primary appeal lies in affordability and location. It suits first-time buyers seeking a foothold in a stable community without a high entry cost, or investors looking for a rental property with a lower initial investment. The recent sale history (sold between $150k-$200k in 2022) confirms its position in an accessible price band. A thoughtful perspective for a buyer here is to see the below-average metrics not just as limitations, but as an opportunity for manageable property taxes and a simpler, lower-maintenance footprint. The focus would be on the fundamentals of the structure and the livability of the neighbourhood itself, rather than premium lot size or finishes.

Frequently Asked Questions

1. Why is the assessed value so much lower than the area average?
The assessed value is based on factors like living area, lot size, age, and condition. This home’s lower assessment is directly tied to its smaller lot and likely more modest living space compared to area norms, as reflected in the data.

2. What does the "Top 100%" ranking for assessed value mean?
A "Top 100%" rank here indicates the property is at the very bottom of the comparison group—it has the highest assessed value among its peers. In this context, it means this home has the lowest assessed value on its street and in Norberry, placing it 44th out of 43 homes (a statistical tie for last), hence the 100% designation.

3. Can I get the exact sold price from 2022?
The public data shows a sold price range of CA$150,000–$200,000. To obtain the exact sale figure, you must request a manual lookup via email through the site, as they do not display MLS sold records.

4. Is the smaller lot size a major disadvantage?
It depends on your priorities. While below the area average, a 2,722 sq ft lot still allows for outdoor space but with less maintenance. It could be a disadvantage if expansion is a goal, but an advantage for those seeking a more manageable yard.

5. How reliable is this sold price and assessment data?
The data is sourced from public records and is stated to be "reasonably reliable," but the site does not guarantee full accuracy. Assessments are municipal valuations for tax purposes, not appraisals. For verified transaction history, the site recommends using their email lookup service or consulting with a real estate professional.