164 Birchdale Avenue

Property Overview: 164 Birchdale Avenue, Winnipeg

Section 1: Key Characteristics & Appeal

This Norwood West home presents a distinct value proposition centered on its generous lot. Built in 1941, the 816 sqft house is compact, ranking below average in size for both the street and the wider area. Its assessed value of $367k is also below the local average for Norwood West. The primary asset is the 6,238 sqft land parcel, which is exceptionally large for the immediate street (ranking in the top 2%) and well above average for the neighbourhood.

The appeal lies in a balance of affordability and potential. The price point, supported by a below-average assessment for the area, offers an entry into a mature neighbourhood. The significant lot size is a standout feature, providing rare space for gardens, expansion, or future development, subject to zoning. This property would suit a practical buyer—perhaps a first-time homeowner, an investor, or a downsizer—who values land over a large existing footprint and is comfortable with a home that may require updates. It’s for those who see potential in the lot itself and are prepared for the realities of an older, character home.

Section 2: Frequently Asked Questions

1. Is the house in need of major renovation?
As a home built in 1941, it likely requires updates to mechanical systems, windows, or insulation. The interior living space is modest, so any significant modernization would be an investment in comfort and efficiency.

2. Why is the assessed value below the neighbourhood average?
The assessment reflects the home’s smaller size and older age compared to others in Norwood West. The valuation system places significant weight on the living area of the house itself, which is below average here, even though the land value is a positive contributor.

3. What can I do with such a large lot?
The expansive lot offers excellent outdoor space for gardening, recreation, or adding a substantial deck or garage. For future planning, it may present subdivision or expansion possibilities, but you must consult the City of Winnipeg’s zoning bylaws and development plan to understand specific allowances and restrictions.

4. How does the recent sold price compare?
Public data indicates it last sold between $350k-$400k in September 2023. This aligns closely with its current assessed value, suggesting a stable market valuation. Exact historical prices can be requested directly for detailed analysis.

5. How does this home compare to others on the street?
It has one of the largest lots on Birchdale Avenue but one of the smaller houses. This creates a different dynamic: you’re purchasing more private outdoor space than most neighbours, but with less interior square footage. It’s a trade-off worth considering based on your lifestyle priorities.