35 Picardy Place – Property Summary
Key Characteristics & Buyer Fit
This 1905 home sits on a 3,591 sqft lot in Winnipeg’s Wolseley neighbourhood. With 2,084 sqft of living space, it’s slightly above the neighbourhood average—ranking in the top 18% locally—and well above the citywide median. The assessed value of $361,000 is essentially middle-of-the-road: average for the street, average for Wolseley, and right around the citywide midpoint. The year built, however, is older than most homes in the neighbourhood and far older than the citywide norm (top 98% citywide for age), meaning this property carries genuine character-era bones.
Where the appeal lies: The real standout here is the combination of generous interior space and a lot that’s larger than typical for the immediate area, set within an established, walkable neighbourhood. The living area-to-assessed value ratio suggests you’re getting more square footage per dollar than many newer or more centrally located homes would offer. The older construction also implies solid materials and a layout that likely includes details you won’t find in a postwar build—think high ceilings, original trim, or a layout that prioritises separation of rooms.
Type of buyer it suits: This property works best for someone who values interior square footage over a sprawling yard, and who isn’t put off by a home that may need updating or maintenance tied to its age. It’s a natural fit for buyers who want to be in Wolseley—close to the river, shops, and transit—without paying a premium for a fully renovated or newer house. Investors or first-time buyers looking for a solid shell in a top-tier neighbourhood should also take note: the assessed value is anchored around the median, but the living area is notably above average, which could offer long-term upside.
Frequently Asked Questions
1. How does the property compare to others on Picardy Place?
On the street, the home is average across all metrics: living area (9th of 16), lot size (9th of 16), assessed value (8th of 16), and year built (5th of 16). It’s a middle-of-the-pack house on that block—nothing unusual for the street, which is reassuring if you’re worried about being the most expensive or oldest home on the lane.
2. Is the older construction a positive or a negative?
It depends on your tolerance for upkeep. Homes built in 1905 often have better-quality lumber, plaster walls, and character features than newer builds. But they also come with older wiring, plumbing, and insulation that may need work. If you’re handy or willing to renovate gradually, the bones are usually worth it. If you want turnkey low maintenance, this probably isn’t your house.
3. Why is the land area above average for Wolseley but below average citywide?
Wolseley is an older, inner-city neighbourhood with smaller lots than the postwar suburbs. A 3,591 sqft lot is actually on the larger side for this neighbourhood (top 30%), but Winnipeg as a whole includes many sprawling suburban lots, which pull the citywide average up to 6,570 sqft. In context, this lot is generous for the area—plenty of room for a garden or a garage, but not oversized by city standards.
4. Is the assessed value of $361,000 realistic for this home?
Based on the data provided, it’s right in line with comparable homes on the street and in the neighbourhood. That said, assessed value doesn’t always reflect market value—especially for older homes needing updates. If the interior hasn’t been refreshed recently, the actual sale price could come in lower. If the kitchen, bathrooms, or mechanicals have been updated, it could sell above assessment. Check the condition yourself.
5. What’s the neighbourhood like for day-to-day living?
Wolseley is one of Winnipeg’s most walkable, established neighbourhoods—old trees, mixed housing, and a strong sense of community. You’re close to the Assiniboine River trails, Corydon Avenue, and a handful of local cafes and shops. The trade-off: homes are older, street parking can be tight, and some lots are narrow. This property’s lot size is a slight step up from the norm, which helps. If you want character and convenience without a suburban commute, it’s a strong location.