84 Berrydale Avenue – Property Summary
Key Characteristics & Buyer Profile
This property stands out most for its land size. At 11,161 sqft, the lot ranks in the top 4% citywide in Winnipeg, and in the top 9% on Berrydale Avenue itself. That’s roughly 70% larger than the average city lot. The house itself is 1,232 sqft—above average for the street and neighborhood, but slightly below the citywide average for comparable homes. It was built in 1952, which is middle-of-the-road for the street (slightly newer than average) but older than much of the city’s housing stock.
Its assessed value of $365,000 sits above the street and neighborhood averages (top 19% and 24% respectively), but falls near the middle citywide. This suggests the value is driven more by the land than the house itself.
Where the appeal lies: The lot is the headline. For someone who values outdoor space, gardening, or room to expand, this is a rare find in an established neighborhood. The house is modest but solidly sized—not tiny, not sprawling. The mid-century build means it likely has good bones but may need updates depending on what’s been done. The assessed value relative to the land size hints at possible upside if the home is renovated or if zoning allows for future development.
Who it suits: Buyers who prioritize land over a move-in-ready interior. Think families wanting a big yard for kids or pets, gardeners, or anyone looking for a property with expansion potential in a settled area like Worthington. It may also appeal to renovators or investors who see the lot as the primary asset. It’s less suited to someone wanting a turnkey modern home or a low-maintenance yard.
Frequently Asked Questions
1. How does the living area compare to other homes in Worthington?
It’s above average. The neighborhood average is 1,082 sqft; this home is 1,232 sqft. That puts it in the top 26% for the area.
2. Is the assessed value high for what you get?
It depends on your perspective. Relative to the street and neighborhood, the value is strong (top 19% and 24%). But citywide, it’s middle-of-the-pack. The value is heavily tied to the land—the house itself is not unusually large or new.
3. What does the land size mean practically?
A lot of 11,161 sqft is uncommon in Winnipeg. For context, the average city lot is about 6,570 sqft. That extra space could mean a larger garden, room for a detached garage, or potential for a future addition—though you’d need to check local zoning and setbacks.
4. Is the 1952 build a concern?
It depends on maintenance history. Many homes from that era have solid construction but older systems—wiring, plumbing, insulation. The property ranks in the top 32% on the street, meaning it’s slightly newer than the street average of 1945, but older than the citywide average of 1966. A home inspection is advisable to understand what’s original.
5. How does this property compare to others near it?
You can open the neighbourhood analysis page for a map view and direct side-by-side comparisons of living area, year built, assessed value, and lot size. The link is provided in the property data. But in short: it’s one of the larger lots on Berrydale and in Worthington, with a house that’s above average for both street and neighborhood but not exceptional citywide.