251 Amherst Street

Property Overview & Appeal

This one-storey home at 251 Amherst Street in Winnipeg's King Edward neighborhood presents a practical and value-conscious opportunity. Its key characteristic is a clear discrepancy between its modest physical size (792 sq ft living area, below area averages) and its strong assessed value, which ranks in the top 10-16% locally. This suggests the value is anchored in its desirable lot size (over 4,600 sq ft), the renovated basement, and the location itself. The detached garage adds functional appeal.

The property suits first-time buyers or downsizers seeking a manageable footprint without sacrificing yard space, and investors looking for a solid, rentable asset in a central area. Its appeal lies in this balance: it’s a smaller, older home (built 1942) on a good piece of land in an established community. A thoughtful perspective is that while the living space is compact, the high assessment relative to nearby homes indicates a perceived stability or upside that isn't solely about square footage—possibly due to the renovation, lot potential, or micro-location.

Frequently Asked Questions

1. Why is the assessed value high compared to the home's size?
The assessment likely reflects the combination of the renovated basement, the above-average lot size for the King Edward area, and the detached garage. Value in older neighborhoods often resides in land and functional updates, not just living area.

2. What does the recent sale history indicate?
The property sold in February 2025 for an estimated $33.5k-$36.5k, which was well above the area average at the time. This recent transaction supports the current assessed value and suggests sustained market interest.

3. Who would this property not suit?
It may not suit buyers seeking a modern, open-concept layout or substantial above-ground living space, as the main floor is compact. Those needing multiple bedrooms or dedicated home-office spaces on the main level should assess the layout carefully.

4. How does the lot size compare?
At 4,697 sq ft, the lot is above average for the King Edward neighborhood. This is a key feature, offering valuable outdoor space, gardening potential, or room for additions like a shed or deck, which is less common on tighter inner-city lots.

5. Are the property taxes likely to be high?
While the assessed value is strong for the local area, it remains around the city-wide average. Property taxes should be relatively moderate for Winnipeg, but buyers should verify the exact tax amount based on the final sale price.