455 Manitoba Avenue

455 Manitoba Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 1,182 sqft home built in 1905, sitting on a 3,564 sqft lot in Winnipeg’s William Whyte neighbourhood. Its assessed value is $146,000.

The property’s main strength is its land. Within the neighbourhood, the lot ranks in the top 16% for size—noticeably larger than the local average of 3,277 sqft. The living area is slightly above average for the street but roughly average for the neighbourhood and city. The assessed value is low relative to the street and city, but sits close to the neighbourhood average.

The appeal here is straightforward: you’re getting a solid amount of yard space on a street where homes are generally priced higher, but this one is below that typical value. The low citywide ranking for assessed value (top 97%) means it’s one of the more affordable properties in Winnipeg overall. The trade-off is the age—1905 makes it significantly older than most homes on the street, in the neighbourhood, and in the city. That likely means maintenance considerations, older systems, and possibly unrenovated interiors.

This property would suit a buyer looking for an entry-level price point in an older central neighbourhood, someone who values outdoor space over a move-in-ready interior, or an investor comfortable with cosmetic or structural updates. It’s less suited to someone seeking a modern, low-maintenance home or a highly appreciated asset for resale in the near term.

Five Possible FAQs

1. Why is the assessed value so low compared to other homes on the same street?
The street average is pulled up by a few higher-value properties—this home ranks in the bottom 22% on Manitoba Avenue. In the broader William Whyte neighbourhood, it’s actually close to the median. The low citywide rank is typical for older homes in central Winnipeg, where land values are generally lower than in newer suburbs.

2. What does “1905 year built” mean practically for a buyer?
You should expect old construction methods (lath and plaster, knob-and-tube wiring possibly still present, cast iron or galvanized plumbing). Insulation and energy efficiency will be below modern standards unless already upgraded. Foundation, roof, and window age will be key inspection points. A 1905 home also means fewer structural surprises than a teardown, but likely more ongoing maintenance than anything built after 1950.

3. Is the land area actually usable?
A 3,564 sqft lot on a street with an average of 4,014 sqft is a medium-sized city lot. It’s above average for the neighbourhood, so you have more yard than most neighbours. Whether it’s “usable” depends on layout and zoning—standard single-family use should be fine, but if you’re thinking of a garage, workshop, or garden, you’ll want to check setbacks and easements.

4. How does this property compare to others currently for sale in William Whyte?
Without live listing data, the general pattern is that this home is older and on a larger lot than many neighbourhood listings, with a lower assessed value. That typically translates to a lower asking price than similarly sized houses in the area, but with more potential need for updates.

5. Should I be concerned about the “Below Average” citywide rankings?
Not necessarily. The citywide rankings for living area and land area are based on all single-family homes across Winnipeg—which includes large suburban houses on big lots. Being average or below there is normal for a central neighbourhood property. The low assessed value ranking is actually an advantage if you’re looking for an affordable entry point. The age ranking is the one to take seriously, as it indicates a home that predates most modern building standards.