This is a smaller, older home on a notably large lot. At 638 sq. ft., the living area is below average for its street, neighbourhood, and the city as a whole—ranking in the bottom percentile citywide. Built in 1947, the home’s age is around average for Berrydale Avenue but older than much of Winnipeg’s housing stock. The assessed value of $238,000 reflects the modest size and age, sitting well below the street average of $300,000 and the citywide average of $390,100.
The property’s main draw is its lot: 7,690 sq. ft. This is above average for the city (ranking in the top 13%) and far surpasses many newer infill lots in Winnipeg. For buyers, the appeal lies less in the house itself and more in the land. It suits someone looking for a project—a renovation or a full rebuild on a generous plot in an established area (Worthington). It could also appeal to an investor or a buyer who values outdoor space over indoor square footage and doesn’t mind downsizing or updating. The low assessed value relative to the land size hints at untapped potential, but the house itself is likely a tear-down or requires significant work.
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How does the lot size compare to other properties nearby?
While the lot at 7,690 sq. ft. is smaller than the average on Berrydale Avenue (9,725 sq. ft.), it’s actually larger than typical lots across Winnipeg, ranking in the top 13% citywide. In the Worthington neighbourhood, it’s close to the average.
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Is this property priced below market because of the small house?
The $238,000 assessed value is notably below both the street average ($300,000) and the neighbourhood average ($315,300). This likely reflects the small living area and age of the home. However, the land itself has value, so the total market price could vary based on how a buyer views the potential of the lot.
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What does the “year built” ranking mean for maintenance?
Built in 1947, the house is about average for the street but older than most homes citywide. Expect older systems (plumbing, electrical, foundation) that may need updating. A home inspection is strongly recommended, especially given the below-average living area—some older homes this size were designed as small starter houses or cottages.
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Can I build a new house on this lot, or are there restrictions?
Lot size alone isn’t a guarantee of buildability. Zoning, setbacks, and utility connections vary by street. The lot is above average in size citywide, which could support a new home, but you’d need to check with the City of Winnipeg for specific requirements on Berrydale Avenue.
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Why is the living area ranking so low, and does that matter?
The home’s 638 sq. ft. places it in the bottom percentile for living area citywide. For a single person or a couple seeking a low-maintenance, compact home, it might be fine. For families or anyone needing separate bedrooms or office space, the floor plan will likely feel tight. The ranking simply confirms it’s among the smallest homes in Winnipeg.