235 Sherburn Street – Property Summary
Key Characteristics & Buyer Profile
This 1922 home in Winnipeg’s Wolseley neighbourhood offers 1,138 square feet of living space on a 3,014-square-foot lot. Its standout feature is assessed value: at $322,000, it ranks in the top 14% on Sherburn Street, well above the street average of $266,300. This suggests the property has held or gained value relative to its immediate neighbours, even though its living area is roughly average for the street and slightly below the Wolseley neighbourhood average of 1,622 square feet.
The land is compact by citywide standards—typical Winnipeg lots average over 6,500 square feet—but typical for Wolseley, where older homes sit on smaller, walkable plots. The year built (1922) is older than the citywide median (1966) but newer than the Wolseley average (1916), meaning it’s not among the oldest in the area but carries the character of an early-20th-century home without the extra maintenance of a pre-1910 structure.
Where the appeal lies: The property offers a strong value proposition on its street. Buyers get a home that outperforms nearby properties in assessed value, in a neighbourhood known for mature trees, character homes, and proximity to the Assiniboine River and downtown. The relatively small lot and modest square footage keep upkeep lower than many older homes, while the above-average street ranking signals a desirable block.
Who it suits: First-time buyers looking for an entry point into Wolseley without stretching into the neighbourhood’s pricier listings. Also, investors or renovators who see potential in a home that’s already valued above its street average—suggesting either recent upgrades or a location premium. Those seeking a large yard or a sprawling floor plan should look elsewhere.
Frequently Asked Questions
1. How does this home’s assessed value compare to similar homes in Wolseley?
It’s around the neighbourhood average. Wolseley’s median assessed value is $371,300, so this home falls below that by about $49,000. However, it ranks well above average on its own street, indicating it’s a stronger value within its immediate block.
2. Is the living area small for a house from the 1920s?
Not unusually so. Many 1920s homes in Wolseley were built as modest bungalows or two-storeys with 1,100–1,300 square feet. The 1,138 sqft is typical for the street, though under the neighbourhood average of 1,622 sqft—which includes larger, later-era homes and infills.
3. How does the lot size compare to other Wolseley properties?
It’s average for the area. The 3,014 sqft lot is slightly smaller than the Wolseley median of 3,434 sqft, but not by much. Citywide, lots are much larger, but Wolseley is an older, denser neighbourhood where smaller lots are the norm.
4. What does the year-built ranking tell me about condition?
It suggests the home is newer than many of its Wolseley neighbours (top 21% in the area), but older than most citywide homes. This doesn’t guarantee condition—renovations matter more than age—but it places the property in a middle ground: not a historic restoration project, but not a modern build either. A home inspection is still essential.
5. Why is the assessed value above the street average if the living area is just average?
Assessed value reflects more than square footage—it considers overall condition, upgrades, location within the street, and recent sales of comparable properties. A higher value could indicate recent renovations, a desirable position (corner lot, quieter end), or simply that homes on this block have appreciated faster than others on Sherburn Street.