123 Hespeler Avenue

Property Overview

123 Hespeler Avenue is a spacious two-storey home in Winnipeg's Glenelm neighbourhood. Built in 1971, it stands out for its generous 2,200 sqft of living space, which ranks in the top 1% for its street and area. The home features a renovated basement and sits on a standard city lot. Its assessed value is notably high for the immediate locale but aligns with the broader city average. Recent sales data indicates strong value retention and demand in the area.

Key Characteristics & Appeal

The primary appeal of this property is its exceptional interior space relative to its neighbours. In Glenelm, a neighbourhood with many older, often smaller homes, this house offers modern-sized living areas. Its renovated basement adds functional, updated space. The home suits buyers looking for a "large house in a quiet neighbourhood" dynamic—specifically, growing families or professionals who need ample room but appreciate the established character and likely lower lot premiums compared to newer suburbs. A thoughtful perspective is that this home represents a balance: it offers newer construction (1971) than most area homes, potentially reducing immediate renovation needs, while its above-average assessment for the street suggests it is already recognized as a premium property within a well-regarded area.

Who It Would Suit:

• Families needing multiple bedrooms and living spaces.
• Value-conscious buyers seeking maximum square footage for their budget in a central neighbourhood.
• Those who prefer a home that stands out in size and modern amenities within a traditional community.

Frequently Asked Questions

1. Is the high assessed value for the street a concern for property taxes?
While the assessed value is in the top 4% on Hespeler Avenue, it is closer to the citywide average. Taxes will be higher than those of most immediate neighbours but are likely proportionate to the significantly larger living space and renovation level of the home.

2. How does the 1971 build year compare to the rest of Glenelm?
This is a key feature. Most comparable homes in Glenelm average a build year of 1925, making this property nearly 50 years newer. This can mean updated electrical, plumbing, and structural foundations, offering a different maintenance profile than the area's classic character homes.

3. The land area is noted as "below average." Is the yard small?
The lot is a standard city size for its era and location (over 3,000 sqft). It is labelled "below average" only in broad city-wide comparisons that include newer suburbs with much larger lots. For Glenelm, it is a typical lot size.

4. What does the sold price history indicate?
The recorded sale in late 2022 for approximately $42.5k–$45.5k, in the context of the current assessed value of $39.2k, suggests a stable and competitive market for well-positioned homes in this area.

5. There's no garage. Is parking an issue?
The listing notes no garage, which is common for many homes in established neighbourhoods. Buyers should confirm on-street parking regulations or the potential to add a driveway or parking pad, subject to city bylaws.