Property Summary: 417 Elmhurst Road, Varsity View, Winnipeg
Section 1: Key Characteristics & Appeal
This is a well-established, two-storey family home in the sought-after Varsity View neighbourhood. Built in 1979, it sits on a generous 6,370 sqft lot and offers 1,736 sqft of living space, including a finished basement. The home lacks a garage or pool but presents a solid, low-maintenance foundation.
Its primary appeal lies in its location and value within a mature, central community. The property's competitive rankings are noteworthy: its living space is larger than over 80% of homes across Winnipeg, and its lot size offers room to breathe in an inner-city area. The home suits practical buyers—growing families, academics, or professionals—who prioritize location and space over turn-key luxury. It’s an ideal canvas for those comfortable with gradual updates, offering the rare combination of a large lot and above-average square footage for the area at a price point reflective of its vintage. A thoughtful perspective is its potential for value growth through strategic renovations, as its core attributes (lot size, location, room count) are fixed and highly desirable.
Section 2: Frequently Asked Questions
1. What is the neighbourhood like?
Varsity View is a mature, tree-lined community adjacent to the University of Manitoba. It offers a quiet, residential feel with excellent access to academic institutions, parks, and major routes, appealing to families, staff, and students alike.
2. Is there potential to add a garage?
Given the substantial lot size (over 6,300 sqft), there is likely space to add a detached garage or carport, subject to the City of Winnipeg's zoning bylaws and setback requirements. This is a common upgrade in the area.
3. How updated are the major systems?
The listing notes a finished basement but does not specify the age of major components like the roof, furnace, or windows. A pre-purchase inspection would be essential to understand the condition and any upcoming capital expenses.
4. Why is the assessed value higher than the 2020 sale price?
The current municipal assessment of $483,000 reflects the property's value as of a recent base date (likely 2022), accounting for market-wide appreciation. The 2020 sale price of $390,000 represents the market value at that specific time.
5. What are the property taxes?
Property taxes are not listed but can be estimated using the City of Winnipeg's mill rate and the assessed value. With an assessment of $483,000, annual taxes would be approximately $4,200 - $4,800, though this should be verified.