857 Simpson Avenue

Property Overview: 857 Simpson Avenue, Winnipeg

Section 1: Key Characteristics & Appeal

This 964 sqft bungalow, built in 1958, sits on a notably generous 5,745 sqft lot in the Munroe East neighbourhood. Its primary appeal lies in its balance of a manageable home size with a larger-than-average yard for the area, offering space for gardening, play, or expansion. The home’s assessed value and recent sale prices are consistently modest compared to the wider city, positioning it as an accessible entry point into the Winnipeg market.

The property suits first-time homebuyers or practical downsizers looking for a solid foundation without a premium price tag. Its value is more in the land and location than in the size or modernity of the dwelling itself. A thoughtful perspective for a buyer is to see the home’s "average" rankings in the immediate area not as a drawback, but as an indicator of neighbourhood consistency and stability—you’re getting what is typical for the street, which can be a safer investment than an outlier. The lot size, which ranks in the top 18% for Munroe East, is the standout feature, suggesting future potential is a key part of its value.

Section 2: Frequently Asked Questions

1. How does this home’s value compare to its neighbours?
The home’s assessed value is very close to the average for both Simpson Avenue and the broader Munroe East area, indicating it is priced in line with local norms. Its recent sale prices have been competitive, ranking in the top 16-18% for value on the street at the time of sale.

2. Is the house smaller than average?
Within its immediate neighbourhood and street, the living space is typical, sitting close to the local average. Compared to the entire city, the home is more compact, which is reflected in its below-average city-wide ranking for size and value.

3. What does the lot size ranking mean?
The 5,745 sqft lot is larger than approximately 82% of lots in the Munroe East area. This is a significant advantage, offering more outdoor space than most nearby properties.

4. What should I consider about the home’s age?
Built in 1958, the home is of a similar vintage to most on its street and in the neighbourhood. Buyers should budget for updates consistent with a home of this era and consider a thorough inspection of major aging systems like plumbing, electrical, and the roof.

5. Where can I get precise historical sale prices?
The exact sold prices are not publicly displayed. You can request them directly via the email prompt on the listing page; the service provides the accurate figures manually at no cost and without marketing spam.