Property Summary: 11 Glencoe Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This one-storey home on Glencoe Avenue is a practical and well-positioned property in the Kildonan Drive area. Its key characteristic is a renovated basement, adding valuable finished living space to the 978 sqft main floor. The home sits on a modest, manageable lot just under 5,000 sqft and includes a detached garage.
The primary appeal lies in its strong value proposition within its immediate neighborhood. While the living space is below average for the street, its assessed value ranks in the top 25% on Glencoe Avenue, suggesting it is viewed favorably relative to its peers, likely due to updates like the basement renovation. This creates an opportunity for a buyer seeking an entry into a stable area without a premium price for square footage. It suits first-time homebuyers, downsizers looking for single-level living with a modernized lower level, or value-focused investors. A less obvious perspective is that the smaller lot and home size translate to lower maintenance costs and effort, which can be a significant long-term benefit. The property’s recent sale in late 2023 also provides a clear, contemporary market reference point for buyers.
Section 2: Frequently Asked Questions
1. Is the renovated basement a legal suite?
The listing notes a renovated basement but does not specify it as a legal secondary suite. Buyers should verify with the city and the seller to confirm its permitted use and any rental potential.
2. How does the assessed value compare to the likely selling price?
The assessed value is approximately $378,000. The home last sold for between $395,000 and $425,000 in late 2023, which is a more current indicator of its market value. The assessment is a municipal tool for calculating taxes, not a direct market appraisal.
3. What are the implications of the home's below-average living area?
At 978 sqft (main floor), the living space is compact. This means efficient use of space is key. The renovated basement effectively doubles the usable area, making the overall footprint more competitive and functional.
4. What is the neighborhood like?
Glencoe Avenue appears to be a consistent, established street with homes primarily from the 1950s. The data shows assessed values on the street are relatively close, indicating a neighborhood without extreme disparities in property valuations.
5. Why is there a range for the last sold price, and how can I get the exact figure?
The sold price range is derived from public data sources. The exact sale price is available through a manual request via email to the listing service, which they provide without using your email for unsolicited marketing.