190 Harris Boulevard

190 Harris Boulevard – Property Summary

Key Characteristics & Buyer Profile

This is a 1,266 sqft single-family home in Winnipeg's Woodhaven neighbourhood, built in 1955 on a notably large 8,828 sqft lot.

What stands out: The property’s strongest asset is its land. City-wide, this lot ranks in the top 9% for size—well above the typical Winnipeg home. The house itself is modest and slightly older than many surrounding homes on Harris Boulevard, but its assessed value ($386k) is consistent with neighbourhood averages, suggesting the land is carrying much of the value. Inside, the living area is a bit below the street average, but the home sits in a mature, established area where lot size often matters more than square footage.

The appeal: This is a place for someone who values outdoor space, privacy, and the potential to update a home in a solid location. The large yard offers room for gardens, expansion, or simply breathing room that newer subdivisions rarely provide. The neighbourhood is mid-range in terms of pricing and home age, which means it’s not a trendy hot spot, but it’s stable and established.

Best suited for: Buyers who are comfortable with a fixer-upper or cosmetic renovation, and who prioritize land and location over move-in-ready finishes. Also suits someone looking to get into a well-ranked citywide lot without paying a premium for a fully updated house. Less ideal for those wanting a turnkey modern home or who prefer a low-maintenance, smaller yard.

Frequently Asked Questions

1. How does the living area compare to other homes nearby?
It’s below the average for Harris Boulevard, where the typical home is around 1,567 sqft. However, it’s close to the citywide average for comparable homes (1,342 sqft), so it’s not unusually small for Winnipeg—just slightly compact relative to neighbouring properties.

2. Is the assessed value fair for what this property offers?
At $386k, it’s below the street average ($419.6k) and neighbourhood average ($422k), but above the citywide average ($390.1k). The lower assessed value reflects the smaller living area and older construction. The land itself is what keeps the value competitive—you’re paying more for the lot than the house.

3. What’s the oldest or newest home on this street?
The street’s average build year is 1957. This home was built in 1955, so it’s among the older homes on Harris Boulevard (ranked 46 out of 49). That said, the neighbourhood as a whole has a similar vintage—Woodhaven’s average is 1953—so an older home is the norm here, not an outlier.

4. How much larger is this lot than a typical Winnipeg property?
The lot is 8,828 sqft, which is about 34% larger than the Winnipeg average of 6,570 sqft. City-wide, it places in the top 9% of all residential lots, so this is a genuinely standout feature. If you compare it to other homes on the same street, it’s still larger than average, though several lots in the area are even bigger.

5. What’s the neighbourhood like in terms of home prices and age?
Woodhaven is an established, mid-range area. Home prices here hover around the city average, and many homes were built in the 1950s. It’s not a high-appreciation zone right now, but it’s stable—consistent, moderate demand without the volatility of newer builds or downtown condos. The large lots in this area attract buyers who want space without leaving the city.