This is a substantial early-1920s home on an unusually large lot in the Wolseley neighbourhood. The living area is 2,276 square feet—well above the street, neighbourhood, and city averages (ranking in the top 5% citywide). The lot itself is 9,006 square feet, which is nearly three times the typical size for the immediate neighbourhood and among the top 2% locally.
The assessed value of $797,000 reflects both the home’s size and its location. It ranks in the top 1% of the neighbourhood and top 2% citywide. The year built (1922) is typical for the street and slightly older than the neighbourhood average, but well below the citywide average—meaning it’s an older home by Winnipeg standards, which may appeal to buyers who value character and established construction.
The appeal here is twofold: first, the home offers significant interior space for a neighbourhood often associated with smaller bungalows and cottages. Second, the lot size is rare for Wolseley, offering room for gardens, additions, or simply more outdoor privacy than most nearby properties. This makes it a strong fit for buyers who want the walkable, tree-lined character of Wolseley but need more space—families with children, people who work from home, or anyone looking for a property that can accommodate both a large house and substantial outdoor use. It’s also worth noting that while the home is large, its age means systems and finishes may vary from what a buyer would expect in a newer build.
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How does the property tax load compare to other homes in Wolseley?
The assessed value of $797,000 is the top 1% in the neighbourhood, so property taxes will be among the highest in the area. You should confirm the current mill rate with the city to get a precise figure, but expect it to be significantly above the Wolseley average.
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Is the home likely to have original features from 1922, or has it been updated?
The year built analysis shows it’s older than most homes citywide, which often means original woodwork, plaster walls, and layout quirks. There’s no update history in the data here, so you’d need to verify in-person what’s original versus renovated—especially for wiring, plumbing, and insulation.
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What does “top 5% citywide for living area” actually mean in practical terms?
It means that only 1 in 20 homes across Winnipeg have more square footage. At 2,276 square feet, comparable homes average just 1,342 square feet citywide—so you’re getting roughly 70% more interior space than typical.
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Could the lot be subdivided or used for a secondary suite?
At 9,006 square feet, the lot is large, but Wolseley zoning is generally restrictive. Subdivision is unlikely without a variance, and secondary suites depend on current city policies and the home’s layout. The lot size alone doesn’t guarantee development potential—check with planning.
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Why is the assessed value so high relative to street and neighbourhood averages?
It’s driven by the combination of a large living area and a very large lot. Most homes on Wolseley Avenue have smaller lots and less square footage, so the value stacks up against both factors. The city’s assessment reflects what similar-sized properties with this kind of land command in the market.