2083 Henderson Highway

Property Overview: 2083 Henderson Highway, Winnipeg

Key Characteristics & Appeal

This property presents a compelling mix of space, value, and potential on a well-known Winnipeg thoroughfare. Its most defining feature is the exceptionally large lot of approximately 21,835 square feet, placing it in the top 1% of lots both in the River East neighborhood and city-wide. This offers rare potential for expansion, gardening, or outdoor recreation that is hard to find in the city. The home itself, built in 1971, is notably newer than most on its street, offering more modern construction compared to the street's average build year of 1944.

The assessed value of $384,000 sits above the street average, suggesting the municipal assessment recognizes its premium lot size and relative modernity. The living area is average for the market, making it a comfortable family-sized home rather than an oversized property. Its appeal lies in this balance: it’s a solid, post-and-beam style home on a truly standout piece of land. It would suit a buyer looking for a long-term home with room to grow, a DIY enthusiast or builder who sees value in the land potential, or someone seeking a property that stands apart from its neighbors in terms of private outdoor space without being remote.

Frequently Asked Questions

1. Is the lot size a benefit or a burden?
While a huge asset for privacy and potential, a lot this size also means higher property taxes relative to land value and more responsibility for maintenance (like lawn care or snow clearing) than a standard city lot.

2. How does traffic on Henderson Highway impact the property?
As a major artery, Henderson Highway ensures excellent connectivity but will involve consistent traffic noise. The value of the large lot may be partially offset by this less-quiet location compared to a side street.

3. The home is newer than its street, but older than its neighborhood average. What does that mean?
It likely has advantages over many neighboring homes in terms of foundational materials, wiring, or layout common to its era. However, as a 1970s build, it may still require updates to windows, insulation, or interior systems to meet modern efficiency standards.

4. The assessed value is above the street average. Will my property taxes be significantly higher?
Typically, yes. A higher assessed value generally leads to a higher property tax bill, all else being equal. This is an important factor to weigh against the benefits of the larger, more valuable lot.

5. Can the large lot be subdivided for development?
This is a key question with major financial implications. Any subdivision would require thorough investigation of current City of Winnipeg zoning bylaws, which can be complex and subject to change. This is not a given and would require professional consultation.