45 Purcell Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 2,080 sqft home on a 3,321 sqft lot, built in 1910. Its living space is notably generous for both the neighbourhood and the city—ranking in the top 18% locally and top 9% citywide. The assessed value sits at $372,000, which is average for the area but slightly below the city median. The lot is on the smaller side, particularly compared to typical Winnipeg properties.
The appeal here is space without the premium. You get a large interior footprint in a desirable older neighbourhood (Wolseley) at a price that doesn't reflect its size advantage. The trade-off is a compact lot and a house that's over a century old, so maintenance history and character features matter more than usual. This would suit a buyer who prioritises interior square footage and location over yard space or a turnkey modern build. Someone comfortable with older homes—or willing to invest in updates—would get the most value here.
Frequently Asked Questions
1. How does the lot size compare to other homes in Wolseley?
It's slightly below average for the street but falls within the typical range for the neighbourhood. The citywide comparison is more stark: Winnipeg lots average 6,570 sqft, so this is about half that. If you're used to bigger yards, it will feel compact.
2. Is the assessed value of $372,000 reasonable for the area?
Yes, it's typical for Purcell Avenue and for Wolseley as a whole. What stands out is that you're getting above-average living space for that price. The assessment suggests the market isn't pricing in the size premium as aggressively as it might in other areas.
3. What should I look out for in a house from 1910?
Original construction methods and materials differ from modern standards. Expect potential issues with insulation, electrical, plumbing, and foundation settling. The home's age ranking is average for the street but well below city norms—so comparable newer homes in other areas may require less immediate work. A thorough inspection is non-negotiable.
4. How does this property compare to others on Purcell Avenue?
It's very much a middle-of-the-road house on this street. Living area and assessed value are both around average, and the lot is slightly smaller than most. Nothing here is unusually high or low relative to immediate neighbours.
5. Would this be a good investment property?
Potentially, but with caution. The large living area could appeal to renters looking for space in a central neighbourhood. However, the age of the home means higher ongoing maintenance costs, and the smaller lot limits future expansion or redevelopment upside. It's more of a hold-for-cash-flow play than a flip.