Property Overview: 2850 Ness Avenue, Winnipeg
Key Characteristics & Appeal
This 1965-built, four-level split home sits on a large, 4,188 sqft lot in the Booth neighbourhood. Its primary appeal lies in its generous proportions and established location. With 1,498 sqft of living space, it ranks in the top 4% for size on its street, offering more room than most nearby homes. The property includes a basement (not renovated) and does not have a pool or garage.
The home suits practical buyers looking for space and land value in a mature area. Its strongest selling points are the lot size—ranking in the top 5% on the street—and the living area, which is well above local averages. The assessed value is modest relative to the neighbourhood, which may attract value-conscious buyers or those seeing potential in the unrenovated basement. It’s a property for someone comfortable with a home of this era, willing to take on updates, and who prioritizes indoor and outdoor space over modern finishes and built-in amenities like a garage.
A less obvious perspective is the home’s stability as an investment in a settled area; its last sale was in early 2021, and it sits on a street with consistently similar property values. It appeals to those who find value in a neighbourhood that isn’t rapidly changing, where the house size itself is a standout feature.
Frequently Asked Questions
1. What does "four-level split" mean for daily living?
This style typically means shorter flights of stairs between living, sleeping, and utility areas, creating defined zones. It can be efficient but may feel compartmentalized compared to an open-concept layout.
2. How significant is the lack of a garage?
For this area and era of home, it's not uncommon. Buyers should factor in the cost and space for alternative parking or the potential to add a garage or carport in the future, subject to local bylaws.
3. The assessed value is much lower than the 2021 sale price. Why?
Municipal assessed value for tax purposes often lags behind market value and is calculated differently. The sale price from 2021 is a stronger indicator of its recent market worth.
4. What does the "not renovated" basement imply?
It likely means the basement is in original or functional condition, not updated for modern finishes. This presents both a blank canvas for customization and a potential project for moisture-proofing, insulation, or layout changes.
5. The home ranks highly for size but mid-range for year built. What's the trade-off?
You are getting above-average space for the area, but in a 1960s building envelope. This suggests a focus should be on the condition of major aging components like the roof, windows, and heating system, which are typical maintenance points for a home of this age.