398 Redwood Avenue – Property Summary

Key Characteristics & Buyer Profile

This 1909 home sits on a notably large lot (4,543 sqft), placing it in the top 5% of its neighborhood and top 15% on its street for land area. With 1,993 sqft of living space, it's more than double the average home size on Redwood Avenue (1,005 sqft) and ranks in the top 2% on the street and top 4% in the William Whyte neighbourhood. The assessed value of $214,000 is above average locally but well below the citywide average of $390,100, which reflects both the home's age and the neighbourhood's pricing relative to Winnipeg as a whole.

The appeal here is space—both inside and outside—at a price point well under the city median. Buyers who prioritize square footage and a sizable yard over a modern build or central location will find this property compelling. That said, the home's age (1909) means it's older than 95% of houses citywide, so buyers should be prepared for the maintenance and systems updates that come with a century home.

Best suited for: Buyers who want a large lot and generous living area in an older, established neighbourhood, and who are willing to invest in updates over time. Not ideal for someone seeking a move-in-ready property or a home in a high-appreciation area without room for renovation.

Frequently Asked Questions

1. How does this home compare to others in the neighbourhood?
It's one of the largest homes in William Whyte by both living area (top 4%) and land area (top 5%). The assessed value is also above the neighbourhood average ($149,100 vs. $214,000), which reflects that extra size. However, the year built is roughly average for the area—most nearby homes are from the 1920s.

2. Why is the assessed value so much lower than the city average?
The citywide average ($390,100) includes newer, larger homes in higher-demand areas. This property is in an older, more affordable part of Winnipeg, and its age also factors into the assessment. The value is strong relative to its own street and neighbourhood, just not compared to the city as a whole.

3. What should I know about a house built in 1909?
Older homes often have solid bones but may need updates to electrical, plumbing, insulation, and roofing. The fact it's remained in decent standing to rank in the top 10% citywide for living area suggests it's been maintained—but a thorough home inspection is essential, especially for foundations, knob-and-tube wiring, and lead paint.

4. How does the lot size affect usability?
At 4,543 sqft, the lot is about 40% larger than the street average. That's enough for a good-sized garden, a garage, or future additions (depending on zoning). Keep in mind that citywide lots average 6,570 sqft, so while it's large for the area, it's not oversized by Winnipeg standards.

5. What's the resale potential?
The combination of large living area and big lot in a neighbourhood where both are uncommon gives this property some built-in value. Renovations—especially updating an older kitchen or adding a bathroom—could significantly improve its assessed value and appeal. The main risk is the neighbourhood's overall market, which tends to appreciate more slowly than city averages.