384 Beliveau Road – Property Summary
Key Characteristics & Buyer Profile
This is a 1,383 sqft home built in 1942 on a 4,689 sqft lot, located on Beliveau Road in Winnipeg’s Worthington neighbourhood. Its key strength is living space: the home is larger than most on its street (top 10%) and in the wider neighbourhood (top 14%), though it sits around the citywide average. The assessed value is $261,000—below the city average but roughly in line with street and neighbourhood medians, suggesting it may be priced practically relative to its immediate surroundings. The lot is smaller than typical for the area, and the home is older than most nearby (built nearly 25 years before the street average).
The appeal here is straightforward: you get above-average interior space in a modest, older home without paying a premium for a large yard or a newer build. That makes sense for buyers who prioritize square footage and livable room count over outdoor space or a modern floor plan. It could suit someone looking for a solid, unrenovated starter house or a downsizer who wants single-storey living (the data doesn’t specify storeys, but 1940s bungalows are common in this area) and doesn’t need a big garden. It may also appeal to investors seeking a rental with good bones in a stable Winnipeg neighbourhood, as the below-average valuation leaves some margin for updates.
One less obvious angle: because the home is older and its lot is smaller than the neighbourhood norm, it may face fewer redevelopment pressures than adjacent properties. That could mean quieter street dynamics and less risk of sudden zoning changes, but it also limits future expansion potential. Another point: the living area is well above street and neighbourhood averages, yet the assessed value is only average. That disconnect sometimes signals that the home has not been recently updated or that the market undervalues interior space relative to lot size in this area—worth investigating during a viewing.
Five Possible FAQs
1. How does this home compare to others on Beliveau Road?
It has more living space than 90% of homes on the street, but it’s also one of the oldest (built 1942, while the street average is 1966). The lot is slightly smaller than typical, and the assessed value is near the median for the street.
2. Is the assessed value of $261,000 a good deal?
It’s below the citywide average for comparable homes ($390,100) and slightly below the Worthington neighbourhood average ($315,300). On Beliveau Road itself, it’s around the middle. Whether it’s a deal depends on the home’s condition—the valuation likely reflects the older construction and smaller lot more than any hidden issues.
3. What kind of updates might a 1942 home need?
Homes from that era often have original electrical (knob-and-tube), plumbing (galvanized or cast iron), and potentially asbestos in flooring or insulation. Windows, roofing, and heating systems may also be original or nearing end-of-life. A home inspection is strongly recommended to check for these.
4. Is the neighbourhood family-friendly?
Worthington is a well-established Winnipeg neighbourhood with a mix of older homes and young families. It has parks, schools, and decent access to transit. The smaller lot and lower yard maintenance can be a plus for families who don’t want a big garden but want interior space.
5. Could I add a second storey or expand this home?
The lot is 4,689 sqft, which is smaller than the Worthington and city averages. Expansion potential depends on zoning setbacks and the home’s structural layout. Given the 1942 construction, original foundations may limit major additions. Consulting the city’s zoning department and a local contractor before purchasing is advisable.