12 Armour Crescent

Here is a clean, standalone summary of the property based on the data provided.

Overview & Appeal

Key Characteristics:
This is a 1,232 sqft home built in 1957, situated on a notably large 12,766 sqft lot in the Woodhaven neighborhood of Winnipeg. The property’s most exceptional feature is its land: it ranks in the top 3% citywide for lot size and in the top 11% on its own street. While the living area is slightly below the street average (ranking bottom 6%), the home’s assessed value holds steady—around average for both the street and the city—suggesting the land is a major driver of its worth. The house itself is older than much of the surrounding neighborhood, where the average build year is 1953, but falls around the city median.

Where the Appeal Lies:
The real draw here is not the house itself, but what the land offers. A lot of this size in a top-tier neighborhood like Woodhaven (land ranks top 9% locally) is increasingly rare. For someone who values outdoor space, gardening, room for additions, or simply privacy, this property provides a blank canvas unmatched by newer subdivisions. The assessed value also indicates that you aren’t paying a premium for a fully renovated interior—you’re paying for location and square footage underfoot.

Ideal Buyer:
This property would suit a buyer who sees the home as a placeholder or a project rather than a finished product. Think of someone willing to renovate, expand, or even rebuild to unlock the land’s potential. It’s less suited for someone wanting a move-in-ready, turnkey home or a perfectly modernized space. Families who need a huge yard for kids or pets, or investors looking for a tear-down with excellent lot value in an established area, would find it particularly compelling.

Five Possible FAQs

1. Why is the living area ranking so low compared to the lot?
   The house itself is modest at 1,232 sqft, which is smaller than many on the street. The lot, however, is exceptionally large. This means you are buying a premium piece of land that currently has a smaller home on it—a common pattern in older, established neighborhoods where original houses were more compact.

2. Is the house in good condition for its age?
   The data shows the home was built in 1957, which is above average for this street and neighborhood. However, no condition or renovation details are provided. You should view it with the understanding that a house of this age will likely require significant updates, especially to systems (roof, furnace, windows, plumbing, electrical). Don’t assume it’s been fully modernized without an inspection.

3. How does the assessed value compare to what I might pay?
   The current assessment is $387k, which is near the average for this street and citywide. This is a baseline used for taxes, not necessarily the market price. Because of the exceptional lot, sellers may price the home above assessment, factoring in the land’s scarcity. It’s a good starting point for negotiation, but don’t expect it to be the final sale price.

4. Does the large lot mean higher maintenance?
   Yes, significantly. A 12,766 sqft lot is roughly double the citywide average. Expect more time or expense for lawn care, snow removal, tree maintenance, and landscaping. For some, this is a feature; for others, a burden. Factor in a lawnmower upgrade or a landscaping service as a regular cost.

5. Can I build an addition or a second dwelling on this lot?
   Possibly, but it requires local zoning and building permit checks. The lot size is generous, which increases the chances, but Woodhaven may have specific setback, density, or heritage restrictions. The best next step is to contact the City of Winnipeg’s planning department or a local architect before making an offer if expansion is your goal. The data does not include zoning information.