154 Campbell Street – Property Summary
Key Characteristics & Who It Suits
This 1947 bungalow sits on a 4,786 sqft lot with 1,449 sqft of living space and a current assessed value of $420,000. Its main appeal is the combination of a solid, older home on a well-established street that offers better-than-average living space for the immediate area, without the premium price tag of the surrounding high-value neighborhood. While the property is smaller in both land and house compared to the much wealthier Wellington Crescent area (where the average home is assessed at over $800k), it actually holds its own city-wide and stands out on Campbell Street itself, ranking in the top third for living area and assessed value compared to similar homes in Winnipeg.
This would suit a buyer who wants character from the 1940s era and a manageable lot, but doesn’t need or want to pay for the oversized homes and land common in the neighborhood. It’s a practical middle ground: you get the street and location credibility without the mansion-level financial commitment. A less obvious angle is the year built vs. the neighborhood—at 1947, it’s slightly newer than most nearby homes (avg. 1940), meaning it may have been built during a later phase of development, possibly with different structural standards or materials worth investigating. It’s also a good fit for someone who values comparative data—this property performs steadily across metrics, neither a standout nor a fixer-upper.
Five Possible FAQs
1. How does this home compare to others on Campbell Street, specifically?
On the street, it’s above average for living area (1,449 vs. 1,299 sqft avg., ranked #113 of 400) and roughly average for assessed value ($420k vs. $436.9k avg., ranked #172). Its lot is about 10% smaller than the street average, but the house itself is larger. Essentially, you get more interior space at a slightly below-average street price.
2. If the neighborhood average value is $805k, why is this home assessed at only $420k?
This is a common point of confusion. The Wellington Crescent neighborhood contains many very large, high-value properties. This home is smaller and on a lot that’s about half the neighborhood average, so it falls well below that average. It’s not that the home is undervalued—it’s simply a different tier of property within an expensive area. The city-wide comparison (top 34%) confirms it’s a fairly typical Winnipeg home.
3. The year built is 1947—should I expect older-home issues?
City-wide, comparable homes average 1966, so this is about 20 years older than typical. But within the neighborhood, it’s actually newer than the average 1940 construction. You’re buying into an older-home context, so expect potential items like original wiring, knob-and-tube, cast iron drains, or asbestos materials typical for that era. Always get a specialized home inspection that covers these.
4. What does “rank #401 out of 548 (Top 73%)” for land area really mean?
It means that 73% of homes in the Wellington Crescent area have larger lots. This property’s 4,786 sqft lot is notably smaller than the neighborhood standard (9,488 sqft avg.). That’s not a flaw—it means lower yard maintenance and likely a lower purchase price—but it’s a key detail if you expected a generous suburban lot. On the bright side, ranked #279 on its own street (top 70%) means lots this size are actually quite normal for Campbell Street.
5. Why does the ranking “tier” (red/blue/amber/gray) matter?
The tier color roughly indicates where the property stands relative to its peers. In plain terms: a top-tier rank (blue) means it outperforms most comparable homes on that metric; a low-tier rank (red or gray) means it doesn’t. This home shows a mixed profile—mid-range ranks on most metrics, with its best performance being living area on its street (top 28%). It’s not a comprehensive picture of condition, but it does highlight where the property is strongest (interior space) and weakest (land size, assessed value in the neighborhood context).