Property Summary: 2838 Ness Avenue
Key Characteristics & Appeal
This two-storey home, built in 1965, presents a compelling blend of space, location, and value. Its primary appeal lies in its generous proportions: the 1,542 sqft living area is exceptionally large for its street, ranking in the top 1%, and it sits on a sizable 4,280 sqft lot. The home benefits from a renovated basement, adding valuable finished space. While it does not have a garage or pool, the investment has clearly been directed toward interior living space and the property's footprint.
The home would suit practical buyers looking for room to grow without a premium price tag. Its assessed value places it in the top 20% for Winnipeg, suggesting solid municipal valuation, yet recent sale prices indicate a market value that may be accessible for the amount of space offered. The lot size and living area rankings suggest this property offers more room than most in the immediate area, making it ideal for families or those who prioritize space over newer construction or certain amenities. Its consistent ranking in the top tiers for lot and living area size in a mature neighbourhood points to a home that is a relative standout for its generous scale.
Frequently Asked Questions
1. What does the "renovated basement" entail?
The listing confirms the basement is renovated, but the specific scope, quality, and permits for this work are not detailed. A professional inspection is recommended to understand the finish quality and ensure all renovations meet current building codes.
2. How does the lack of a garage impact daily life and value?
The property has no garage, which means relying on street parking or considering the cost and feasibility of adding a driveway or parking structure. For some buyers, the trade-off for a larger house and lot at a certain price point is acceptable, but it's a key practical consideration for vehicle storage and winter conditions.
3. The home sold for $230k in 2017 and $259k in 2019. What does this history suggest?
The price increase between 2017 and 2019 indicates rising value over that period, likely reflecting the basement renovation and market conditions. It provides a benchmark, but current value will be driven by today's market, the home's condition, and comparable recent sales.
4. The lot is large, but how is the neighbourhood?
The property ranks in the top 5% for lot size within its neighbourhood, meaning it's on one of the larger parcels. This often translates to more privacy and yard space than surrounding homes. The neighbourhood itself shows a mix of older, well-established properties.
5. The living area is in the top 1% for the street. Is the home overly large compared to others?
Yes, the data shows this home has significantly more living space than its immediate neighbours. This can be a major advantage for needing room, but it's wise to consider if the home's size is disproportionate for the area, as this can sometimes affect resale compared to more typical-sized homes on the block.