Property Overview: 3704 Batchelor Avenue
Key Characteristics & Appeal
This is a distinctive property defined by its exceptionally large, mature lot of over 68,500 square feet—a rare find within the established Varsity View neighborhood. The one-and-a-half storey home, built in 1949, offers 1,050 sqft of living space with a finished basement and a detached garage. Its standout appeal lies not in the size of the house, but in the immense potential of the land itself. The property ranks in the top tier locally for lot size, placing it ahead of 99% of Winnipeg homes, which suggests unparalleled privacy, space for gardens, expansion, or recreation that is nearly impossible to find in the city core.
The home would suit a specific buyer: someone who values land over a turnkey modern build. It’s ideal for a visionary looking for a character home with room to grow, a family seeking a private outdoor oasis close to universities and amenities, or an investor who recognizes the unique value of such a sizable parcel in a prime location. The trade-off is clear—you are investing in the land’s rarity and future potential, not in a newly renovated structure.
Frequently Asked Questions
1. What does "one-and-a-half storey" mean for this home?
Typically, it means the second floor has sloped ceilings following the roof line, creating cozy bedrooms or spaces with character, but possibly with less full-height square footage than a pure two-storey.
2. The lot is huge, but are there any restrictions on its use?
While the potential is significant, any plans for subdividing the lot, adding secondary suites, or major outbuildings would require careful review of local zoning bylaws and city regulations. The existing rankings are for the property as currently configured.
3. How should I interpret the age and condition rankings?
The home is older, ranking in the bottom quarter for age locally. This honestly indicates that major systems (roof, wiring, plumbing) may need evaluation or updating, which is a key consideration against the value of the land.
4. Is the assessed value a reliable indicator of the sale price?
Not necessarily. The assessment is for municipal tax purposes. The market price for a property with such a rare lot size in a desirable neighborhood is often driven by buyer demand for the land's potential, which can differ significantly from the tax assessment.
5. What are the less obvious costs or considerations with a property like this?
Consider ongoing maintenance for a large, mature lot (landscaping, tree care) and the older home. Also, while the space offers privacy, heating and maintaining a 77-year-old home on a large lot may have higher utility costs compared to a newer, more compact property.