Property Overview: 311 Waverley Street, Winnipeg
Section 1: Key Characteristics & Appeal
This home on Waverley Street in North River Heights presents a compelling mix of classic charm and above-average modern metrics. Its primary appeal lies in its generous scale and premium valuation within a desirable neighbourhood.
The nearly 2,400 sqft of living space is notably larger than most homes, ranking in the top 14% on its street and the top 4% citywide. This substantial size is paired with a lot that, while average for the street, is in the top 10% for lot size within North River Heights, offering valuable outdoor space. The assessed value of $739k firmly places it in the elite tier for the area and city, indicating a premium property. A thoughtful perspective is that this combination suggests a home that has likely been expanded or significantly updated over time, transcending its 1922 origins to compete with newer builds on space and value.
Its appeal is for buyers seeking established character without sacrificing room to grow. It perfectly suits a family looking for a "forever home" in a prime location, where the investment is backed by strong comparative metrics. It would also attract those who appreciate a larger, classic home but want the confidence of a property that stands well above neighbourhood and city averages in key financial and spatial rankings.
Section 2: Frequently Asked Questions
1. How does the 1922 build year affect the property?
While older than most on the street, the home's elite assessed value and large living area suggest significant updates or a well-maintained, character-filled structure. Buyers should prioritize a thorough inspection to understand the condition of major systems (roof, plumbing, electrical) which may have been modernized.
2. The last sold price is shown as a range ($850k-$900k in 2022). Why is it higher than the current assessed value?
Assessed value for tax purposes often lags behind market sale prices. The 2022 sale price was in the top 1-4% of sales citywide at that time, indicating a strong market premium. The current assessment may reflect a market correction or different valuation methodology.
3. Is the lot size a pro or a con?
It depends on priority. At just over 6,000 sqft, it's smaller than the average lot on Waverley Street but larger than 90% of lots in North River Heights. This offers a very good private outdoor space for the neighbourhood while potentially requiring less maintenance than the largest estates on the block.
4. What do these "top X%" rankings actually mean for me?
They provide context beyond the raw numbers. For example, ranking in the top 4% citywide for living area means you are getting a uniquely spacious home. The top 3% citywide ranking for assessed value confirms this is a premium-tier property in Winnipeg's broader market, not just its immediate area.
5. How can I verify the exact historical sale prices?
As noted, the site does not display MLS data. You can use the provided "Request exact figures by email" feature on the property page. The service will manually look up and provide the verified transaction history directly to you, typically by the end of the same business day.