Property Overview: 93 Middle Gate, Armstrong Point
Key Characteristics & Appeal
This is a well-established, one-storey home on a large, mature lot in the desirable Armstrong Point neighborhood. Built in 1944, its primary appeal lies in its exceptional location and generous land size. At over 9,200 square feet, the property lot ranks in the top 8% for size across Winnipeg, offering rare space and potential in a central area. The home itself, with a renovated basement and attached garage, provides functional living space, though its interior square footage is more modest relative to the lot.
Its strongest suit is for a buyer who values land, location, and legacy over a modern, turn-key home. It would perfectly suit someone looking for a character home in a premier, tree-lined neighborhood with the space for gardens, expansion, or future redevelopment. The very high city assessment relative to its last sale price also suggests significant underlying property value, making it intriguing for value-oriented investors or those with a longer-term vision who are comfortable with a home of this vintage.
Frequently Asked Questions
1. What does the large difference between the assessed value and the last sale price indicate?
The assessed value is set by the city for taxation purposes and heavily reflects the land value in a sought-after area. The sale price from 2021 represents the market value of the entire property (house and land) at that time. This gap highlights that a major portion of the property's worth is in the land itself.
2. How does the age of the home (1944) affect things?
While it adds character, it necessitates a thorough inspection. Buyers should budget for updates to major aging systems (like plumbing, electrical, or the roof) that may be due, even with a renovated basement. The charm comes with the responsibility of maintaining an older structure.
3. The lot is in the top 8% for size in Winnipeg. What are the implications?
This is the property's standout feature. It offers unparalleled privacy and space for its location, allowing for large gardens, outdoor living areas, or future additions. It also means property taxes are likely influenced by this premium land value.
4. The living area ranks lower than the lot size. What does this mean?
It confirms this is a land-value play. The existing house is comfortable but not oversized. For some, this is perfect for manageable living. For others, it represents the potential to significantly enlarge the home in the future, subject to local zoning.
5. What is Armstrong Point like as a neighborhood?
It's one of Winnipeg's historic, central neighborhoods known for its quiet, leafy streets, larger properties, and architectural character. It offers a secluded feel while being minutes from downtown, The Forks, and major routes. The high rankings for lot size and value within the area confirm its prestige.