11 Opal Place

Property Overview: 11 Opal Place, Heritage Park, Winnipeg

Key Characteristics & Appeal

This one-storey home at 11 Opal Place is a study in contrasts, offering a specific value proposition. Built in 1990, it is a notably newer home within its Heritage Park neighborhood, where most homes are two decades older. This suggests potentially fewer major age-related concerns. The living space (1,532 sqft) is comfortably above average for Winnipeg and the local area, though it is on the smaller side for its immediate street. A key feature is the lot size—at just under 5,600 sqft, it is the largest on Opal Place, offering significant outdoor space relative to its direct neighbors.

The home’s appeal lies in this balance of a modern build year, spacious lot, and above-average interior space for the city, all at an assessed value that is moderate for the desirable Heritage Park area. The attached garage and existing basement (noted as unrenovated) add functional utility. It suits a practical buyer who prioritizes the perks of a established, mature neighborhood but prefers a newer construction to avoid the constant upkeep of a true mid-century home. It’s also a strong candidate for someone who values private outdoor space for gardening or family activities over having the largest house on the block. The unrenovated basement presents a clear opportunity for future customization.

Frequently Asked Questions

1. Is this home a good value for Heritage Park?
The assessed value is above the neighborhood average, which reflects the desirable newer build year and lot size. However, it is positioned below average for its specific street, potentially offering a relative value within a premium micro-location.

2. What does "basement, not renovated" imply?
It indicates the basement is functional and included in the living area square footage but is in original or basic condition. This is a key point for budgeting, as finishing it to modern standards would be an additional project.

3. How does the lot size compare meaningfully?
While near the city average, the lot is the largest among the seven homes on Opal Place. This means more private yard space than the immediate neighbors, a less obvious advantage that isn’t captured in broader area comparisons.

4. The last sold price range shows a value around $37k. Is that accurate?
No. The sold price data shown is an unadjusted range from public records and is not a reflection of current market value. The assessed value ($42.40k) is the relevant municipal valuation for the property.

5. Who would this property not suit?
Buyers seeking a recently updated, move-in-ready home with a modernized basement may find the property requires additional investment. Those prioritizing maximum interior square footage over lot size might find better options on other streets within Heritage Park.