117 Hindley Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 1919 bungalow with 720 square feet of living space on a large 11,137-square-foot lot in Winnipeg’s Worthington area. The property’s standout feature is the land: it ranks in the top 4% city-wide for lot size, meaning you’re buying a piece of ground that’s roughly double the typical city average. The house itself is small and older (top 96% oldest on the street), with assessed value sitting around the middle of the pack for the neighbourhood.
The appeal here isn’t the house—it’s the land. For a buyer who values outdoor space, gardening, potential redevelopment, or simply having elbow room in the city, this lot offers something rare at this price point. The assessed value of $281,000 is well below the city-wide average of $390,000, which reflects the modest structure rather than the property’s underlying asset.
This would suit a buyer who is either willing to renovate or rebuild, or who wants a low-cost entry into a decent neighbourhood with the option of adding square footage later. It’s less suited to someone looking for a move-in-ready, updated home with generous interior space.
Five Possible FAQs
1. Is this property a tear-down?
Not necessarily. The house is structurally old (1919) and small, but many buyers in this situation choose to expand the existing structure or build a new home on the lot rather than renovate. The land value is the main draw, so the condition of the house matters less than what you plan to do with the property over time.
2. How does the assessed value relate to what I’d actually pay?
The city assessment of $281,000 is a baseline for property taxes, not necessarily market value. Given the large lot and its top-4% city ranking, similar properties often sell above assessed value because land scarcity adds a premium that assessments don’t fully capture.
3. Are there any restrictions on developing the lot?
That depends on current zoning and any heritage or neighbourhood covenants. You’d want to check with the city’s planning department before assuming you can subdivide or build two units. A lot this size can offer flexibility, but local rules vary.
4. How do the utility costs compare with a newer home?
Older homes from 1919 typically have poorer insulation, older windows, and potentially outdated electrical or plumbing. Expect higher heating and maintenance costs than a similar-sized home built after 1980. Factor this into your budget if you plan to live in the existing structure.
5. What does “Top 4%” mean for resale value?
It means your lot is larger than 96% of properties city-wide. That kind of scarcity can hold value well over time, especially if infill development or densification becomes more common in the area. The house itself may depreciate, but the land tends to appreciate—especially in established neighbourhoods.