Property Overview: 45 Ferndale Avenue, Norwood West, Winnipeg
Key Characteristics & Appeal
This home at 45 Ferndale Avenue is a study in contrasts, offering a distinct value proposition in Winnipeg's Norwood West neighborhood. Its primary appeal lies in its exceptionally generous living space. At 2,216 sqft, the house ranks in the top 3% on its street and top 6% both neighborhood and city-wide for size, offering far more interior room than typical comparables. This is paired with a high assessed value of $600k, which also places it in the elite tier on its street (top 4%). The data suggests you are purchasing a well-above-average amount of finished living area for the area.
The trade-offs are found in the lot and the home's age. Built in 1913, it is notably older than most homes nearby, and the 4,000 sqft lot is more compact than the area average. This creates a specific profile: a large, classic home on a more manageable, low-maintenance parcel of land. It last sold in 2019 for an estimated $650k-$700k, a price that placed it in the top 8% of the street at the time, indicating a history of premium valuation.
This property would best suit buyers who prioritize spacious interior living over expansive outdoor space, and who appreciate the character and established streetscape of a century-old home. It’s a practical choice for those wanting a large home without the yard work of a larger lot, and for buyers who see value in a home that has consistently commanded prices well above local averages.
Frequently Asked Questions
1. Is the older year of construction (1913) a concern?
While the home is older than most in Norwood West, its consistently high assessed and sold values indicate it has been maintained as a desirable asset. A thorough inspection is essential to understand the condition of major systems, potential updates, and any heritage considerations.
2. The lot is smaller than average. What does this mean practically?
The 4,000 sqft lot means less exterior maintenance and lower landscaping costs. It may limit possibilities for large additions, pools, or extensive gardens, but is often appealing for those seeking a simpler yard. The focus here is squarely on the interior space.
3. How reliable are the sold price estimates shown?
The site states sold prices are based on publicly available internet data with "limited verification." They provide price ranges, not exact figures. For fully verified transaction history and exact sold prices, you must request a manual lookup from their team via email.
4. The assessed value is $600k, but it sold for more in 2019. Why?
Municipal assessed value for taxation purposes often lags behind market value and does not always reflect current sale prices. The 2019 sale price being higher suggests strong market demand for this specific property, likely due to its large living area and location.
5. What does the "Elite" ranking for living area actually tell me?
It quantifies that this home offers significantly more finished space than almost all similar homes on its street and in the broader area. If interior square footage is a key priority, this home is a standout in its peer group, which is a compelling and data-supported feature.