Property Overview: 111 East Gate, Armstrong Point
Key Characteristics, Appeal & Ideal Buyer
This is a character home in the established, sought-after Armstrong Point neighbourhood. Its primary appeal lies in its exceptionally large, private lot of over 17,000 sq ft—a rare find that ranks in the top 2% of Winnipeg for land area. The home itself is a renovated two-storey built in 1953, featuring 1,794 sq ft of living space and a detached garage. While the house is comfortable, the true value is in the land, offering immense potential for expansion, gardening, or simply enjoying generous green space in a central location. The property’s assessed value is modest relative to its last sale price in 2016, which was notably high for the area, suggesting a premium was paid for the unique lot.
This property would best suit a buyer who values space and privacy over a brand-new build. It’s ideal for someone looking for a character home with grand outdoor possibilities, or for a future-focused buyer who sees the long-term value in a large lot in a prime neighbourhood, perhaps with an eye toward a significant renovation or rebuild.
Frequently Asked Questions
1. Why is there such a large gap between the last sold price ($470k) and the current assessed value ($77.4k)?
Property assessments in Manitoba are primarily for municipal tax purposes and are based on a mass appraisal system, not current market value. The assessed value often lags significantly behind actual sale prices, especially for unique properties with premium lots. The 2016 sale price is a clearer indicator of its market value at that time.
2. What does the lot size actually offer a buyer?
Beyond simple privacy, a lot of this scale in Armstrong Point is a legacy asset. It provides rare flexibility: space for significant additions, a pool, extensive landscaping, or future development potential subject to zoning. It also ensures lasting privacy from neighbours, a commodity that only becomes more valuable over time.
3. The home’s living area ranks lower than many in the area. Is it too small?
At 1,794 sq ft, the house is a comfortable family size but is not a mansion. The rankings highlight that the appeal here is not a vast interior, but a balance of adequate living space with an extraordinarily large outdoor parcel. It’s a trade-off that prioritizes land.
4. The home was built in 1953. What should I consider?
While the basement has been renovated, a home of this age will have the expected character and considerations of its era. Prospective buyers should budget for updates to major systems (like plumbing, electrical, or windows) and seek a thorough inspection to understand the condition beneath the renovations.
5. How does the detached garage impact the property?
A detached garage offers flexibility—it could be used as a workshop, studio, or storage without impacting the main house. However, it also means navigating the outdoors to access your vehicle, which is a factor to weigh during Winnipeg winters. Its location on such a large lot likely minimizes any inconvenience.