409 Helmsdale Avenue

Property Overview: 409 Helmsdale Avenue, Winnipeg

Section 1: Key Characteristics & Appeal

This 1955-built home in Rossmere-B presents a practical opportunity. With 917 square feet of living space, the house itself is more compact than many in the area, ranking below average for size on its street and in Winnipeg overall. However, this is balanced by a generous 6,618 sqft lot that is notably larger than most in the neighborhood and city, offering valuable outdoor space.

The home’s assessed value of $315k sits comfortably around the average for its immediate area, suggesting it is priced in line with local market expectations. Its appeal lies in this balance: a manageable, entry-level sized home on a lot with above-average potential for gardens, expansion, or outdoor living. It would suit first-time buyers or downsizers seeking a lower-maintenance interior without sacrificing yard space, or value-focused investors looking for a property where the land itself represents a significant portion of the asset. A thoughtful perspective is that while the living area is modest, the lot size offers a rare chance in the city for breathing room or future projects, making it a property where the true value may extend beyond the square footage of the house.

Section 2: Frequently Asked Questions

1. Is the house smaller than others nearby?
Yes. At 917 sqft, the living area is below the average for Helmsdale Avenue (1,162 sqft), the Rossmere-B neighborhood (1,047 sqft), and Winnipeg overall (1,342 sqft).

2. What is the standout feature of this property?
The lot size. At 6,618 sqft, it is larger than approximately 86% of lots in the Rossmere-B neighborhood and 80% citywide, offering significant outdoor space.

3. How does its value compare to the area?
Its $315k assessed value is very close to the neighborhood average ($311.9k) and slightly below the street average ($333.4k), positioning it as an average-priced home for this specific community.

4. When was it last sold, and for how much?
Public data indicates a sale between August 2023, with a price range of $300,000 to $350,000. The exact sale price can be requested via the provided contact method.

5. What are similar nearby properties like?
Immediate neighbors on Helmsdale Avenue and nearby streets show very similar profiles—most were built in the mid-1950s, with living areas typically between 950-1,050 sqft and assessed values ranging from $307k to $349k. This home’s lot size is a key differentiator.