Section 1: Key Characteristics & Buyer Profile
This property at 118 Hindley Avenue is a study in contrasts. Its main draw is the land: at 11,148 square feet, the lot ranks in the top 4% city-wide in Winnipeg, and in the top 11% within the Worthington neighbourhood. The house itself, however, is compact (600 sqft) and was built in 1920, making it one of the older and smaller homes on the street. The assessed value of $208,000 reflects this — it sits well below the neighbourhood average of $315,000, meaning you’re paying primarily for the dirt, not the structure.
The appeal here is obvious but specific: you get a large, prime parcel in an established area for a relatively low entry price. The existing house is likely a tear-down or a major renovation project. This property would suit a buyer looking for a development opportunity — someone with the budget and patience to build a new home or subdivide (subject to zoning). It could also work for a downsizer or investor who values outdoor space above all else and doesn’t mind living in a very small, older home while they plan their next move. It is not suited for someone wanting a move-in-ready home with modern square footage.
Section 2: Five Possible FAQs
1. What is the zoning, and can I subdivide or build a second home on this lot?
This information isn’t included in the listing data shown here. You’ll need to check directly with the City of Winnipeg’s planning department or your realtor. The land area is large enough to suggest potential, but zoning restrictions (R1, R2, etc.) and lot width/access will determine what’s actually possible.
2. Is the existing house livable, or is it a full teardown?
The house is 104 years old and has a very small footprint. Based on the data — low square footage, low assessed value, and old construction — it’s reasonable to assume significant updates are needed. A home inspection is essential. Some buyers might find it livable with cosmetic fixes; others will budget for a full demolition.
3. Why is the assessed value so much lower than the neighbourhood average?
The assessed value ($208k) is low because the house is small (600 sqft), old (1920), and likely in average or below-average condition. The neighbourhood average ($315k) is pulled up by larger, newer homes on similar-sized lots. The value you’re getting is in the land, not the structure.
4. How does the land area compare to typical new developments?
A quarter-acre lot is roughly 10,890 sqft. At 11,148 sqft, this lot is slightly larger than a standard suburban quarter-acre. Most new infill homes in Winnipeg sit on lots closer to 4,000–6,000 sqft. This is an unusually large private lot for an established neighbourhood.
5. What is the street like in terms of nearby homes?
On Hindley Avenue itself, this home ranks poorly for age and size — most neighbours have larger, newer houses. The upside is that you’re in an area with higher-value properties nearby, which can support a future rebuild or renovation. The immediate street character is likely mixed, with a few older bungalows and newer infills.