Property Overview & Key Characteristics
28 Middle Gate is a substantial, character-filled home in the historic Armstrong Point neighbourhood. Built in 1909, this two-and-a-half storey home sits on a large, 9,077 sqft lot and offers over 3,300 sqft of living space. Its key appeal lies in the combination of heritage charm, significant lot size, and a renovated basement. The detached garage adds practical convenience in an area where such features are a premium.
The home’s data reveals some thoughtful contrasts. While the assessed value is notably modest compared to similar-sized heritage homes in adjacent areas, the property ranks very highly city-wide for lot size, placing it in the top 8% of Winnipeg. This suggests a prime land value in a sought-after, tree-lined enclave. The home would suit a buyer looking for a project with superb bones and location—someone who values the prestige and quiet of Armstrong Point and is prepared to invest in updating a historic residence to modern standards. It’s a solid candidate for a long-term family home where the value is anchored in the land and neighbourhood as much as the structure itself.
Frequently Asked Questions
1. What does the assessed value indicate?
The assessed value is significantly lower than many comparable heritage properties in nearby neighbourhoods like Crescentwood or McMillan. This often reflects the city’s valuation formula, which may not fully capture the premium for location and lot size in Armstrong Point, and could be based on the home’s current condition rather than its potential.
2. How does the lot size compare?
At over 9,000 sqft, the lot is a major feature. It ranks in the top 8% of all properties in Winnipeg for size, offering rare space for gardens, expansion, or outdoor living in a central, established area.
3. What is the neighbourhood like?
Armstrong Point is a quiet, prestigious residential peninsula known for its historic homes, mature trees, and secluded feel, while being minutes from downtown. It’s a distinct, low-traffic community compared to the busier streets of adjacent areas.
4. Who is this home best suited for?
This property is ideal for a buyer who appreciates historic character and has a vision for renovations or updates. It suits those looking for a long-term family home in an excellent location, where the investment is in both the home and the substantial, irreplaceable lot.
5. How does the living space compare?
At 3,394 sqft, the living area is above average for the street and neighbourhood. The reference to a "renovated basement" suggests additional, modernized space that may not be fully reflected in the official living area figures, adding functional square footage.