49 Nichol Avenue

Property Overview: 49 Nichol Avenue, Winnipeg

Key Characteristics & Buyer Appeal

This home at 49 Nichol Avenue in Norberry presents a compelling mix of space, value, and potential. Its most standout feature is the generous 8,101 sqft lot, which ranks in the top 20% locally and city-wide, offering significant outdoor space rarely found in newer developments. The house itself, built in 1952, is newer than many on its street, suggesting potentially fewer immediate updates related to age compared to neighbors.

The appeal here is grounded in value and opportunity. With a living area of 961 sqft, the home is more compact than the street average, but this is reflected in its assessed value of $363k, which sits squarely in the middle range for the area. This creates an entry point into a mature neighborhood where the land itself is a major asset. Recent sale history indicates active market interest.

This property would suit a practical buyer who values a large yard for gardening, recreation, or future expansion over a large interior footprint. It’s ideal for a first-time homeowner comfortable with a home that may require personalization, or an investor looking for a property with a strong land-to-structure value ratio in a stable area.

Frequently Asked Questions

1. How does the home’s size compare to others?
The living space is 961 sqft, which is below the average for Nichol Avenue but close to the average for the wider Norberry area. The trade-off is a lot size that is substantially larger than most city lots.

2. Is the assessed value in line with the area?
Yes. The assessed value of $363,000 is very close to the street average and is actually slightly above the average for the Norberry neighborhood, while being below the city-wide average for comparable homes.

3. What does the sale history tell us?
The property sold twice in recent years (2022 and 2023). The increase in sale price between those transactions suggests the market recognizes the value in the location and lot. For exact sold prices, you can request the verified figures by email.

4. Is the house older than others nearby?
Interestingly, no. Built in 1952, it is newer than the average home on Nichol Avenue. For the broader area and city, its age is fairly typical for Winnipeg’s housing stock.

5. What are the less obvious points to consider?
The data suggests a property where the land is a premium feature. Buyers should consider their appetite for a mid-century home that may benefit from updates, balanced against the rarity of a lot of this size. Its "average" valuation metrics indicate it is priced consistently with the market, not as a fixer-upper discount, so value will be added through its use and enjoyment rather than speculative gain.