1184 Wolseley Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 1921-built home with 1,950 sq ft of living space and a notably large 10,851 sq ft lot. Across all four measured metrics—living area, assessed value, land size, and build year—the property ranks well above average both within the Wolseley neighbourhood and across Winnipeg. The lot size stands out most: it ranks in the top 1% within the community and top 5% citywide. The assessed value ($644,000) is also strong, placing in the top 3% of the neighbourhood and top 6% of the city, which reflects both the land premium and the desirability of the area. Living space is above average locally and citywide, though on its own street it sits near the middle. The build year (1921) is typical for Wolseley but older than the city average, which is common for established central neighbourhoods.

Appeal lies in the combination of generous indoor square footage and an unusually large lot in a walkable, character-rich neighbourhood. Wolseley is known for its tree-lined streets, older homes, and proximity to the river, shops, and transit. This property offers room to expand, landscape, or garden in a way most lots in the area do not. The assessed value suggests the market already prices in the lot size and location—this is not a undervalued fixer-upper, but a property where the land carries significant weight.

Best suited for buyers who value outdoor space and central location over a modern or turnkey interior. Likely candidates include families looking for room to grow, gardeners, or those considering a future renovation or addition. It may also appeal to someone who wants a solid home in a desirable neighbourhood but is willing to accept an older structure and potential updates. Not ideal for buyers seeking a low-maintenance property or a newer build.

Frequently Asked Questions

1. How does the lot size here compare to other homes in Wolseley?
It is among the largest. The property's 10,851 sq ft lot ranks 11th out of 2,349 homes in the neighbourhood—top 1%. For context, the average lot in Wolseley is about 3,434 sq ft, and even the street average is under 6,000 sq ft. This is a genuinely standout feature.

2. Is the assessed value of $644,000 in line with what similar homes sell for?
Assessed value is used for property tax purposes and doesn't always match market price. That said, it ranks in the top 3% of the neighbourhood and top 6% citywide, which suggests the property is valued highly relative to its peers. Buyers should still compare recent sale data in the area, but this number signals a premium property.

3. What condition is a 1921 home likely to be in?
There's no inspection data here, but homes of this age in Wolseley often have original character features, solid construction, and also older systems (plumbing, electrical, insulation). A thorough home inspection is essential. The build year being typical for the street means neighbours' homes face similar considerations.

4. Does the large lot mean higher maintenance or property taxes?
Yes, on both counts. Property taxes are based on assessed value, which is high due to the land. Landscaping, snow removal, and outdoor upkeep will be more demanding than on a standard city lot. For buyers who want space and privacy, it's a trade-off worth weighing.

5. Who typically buys in Wolseley, and is this property suited to investors?
Wolseley attracts buyers who value walkability, older homes, and community character—often families, professionals, and downsizers from further out. For investors, the large lot and central location could support a future basement suite, subdivision (if zoning allows), or a major renovation. But the high entry price and older structure mean the return depends heavily on execution and local regulations.