85 Noble Avenue

Property Overview: 85 Noble Avenue, Glenelm, Winnipeg

Key Characteristics & Appeal

This two-storey home in Glenelm offers a blend of established neighbourhood character and practical updates. Its key feature is a generously sized living area of 1,609 sq ft, which ranks in the top 7% for size on its own street and the top 12% within Glenelm, providing above-average space for the area. The home sits on a standard city lot and includes a detached garage. A significant practical advantage is the renovated basement, adding functional living space. Built in 1913, it is a classic Winnipeg home with the inherent charm and solid construction of its era.

The appeal lies in its position as a spacious, updated property within a mature and sought-after neighbourhood. It suits buyers looking for a character home without the footprint of a massive lot to maintain, and who value interior space over expansive outdoor grounds. It’s particularly well-suited for small families, professionals, or downsizers seeking a single-family home with more room than many area comparables, and who appreciate the convenience of a move-in-ready basement.

A less obvious perspective is its assessed value positioning. While the home is around average for its immediate area, its city-wide ranking suggests it may represent a value proposition for buyers seeking Glenelm’s amenities and community feel at a potentially more accessible price point than in newer subdivisions.

Frequently Asked Questions

1. How does the living space compare to typical Winnipeg homes?
At 1,609 sq ft, the living area is notably larger than many homes in the city, ranking in the top 25% city-wide. It offers significantly more interior space than the average home in both Glenelm and on Noble Avenue itself.

2. What does the "renovated basement" include?
The listing confirms the basement is renovated but does not specify the finishes or layout. This is a key detail to clarify with the seller or listing agent to understand the quality of the renovation and how the space can be used.

3. Is the assessed value a reliable indicator of the likely selling price?
The assessed value is for municipal tax purposes. Notably, the last recorded sale was in 2017 for an estimated $18.5k–$21.5k, and the current assessed value is $26.1k. Market conditions have shifted significantly since 2017, so the current selling price will be determined by recent comparable sales and buyer demand.

4. What are the implications of the home being built in 1913?
This means the home has classic early-20th-century character and construction. Prospective buyers should ensure a thorough inspection to understand the condition of original elements like wiring, plumbing, and the foundation, while also appreciating the potential for durable materials and craftsmanship not always found in newer builds.

5. How does the lot size affect the property?
The land area is fairly typical for Glenelm but below the city-wide average. This is ideal for buyers who prefer lower-maintenance outdoor space. It may limit potential for large additions but likely contributes to a more neighbourhood-oriented, streetscape feel.