Property Overview
This home at 38 Providence Place presents a compelling blend of space, location, and value within Winnipeg's Waverley Heights neighborhood. Its primary appeal lies in its generous, above-average lot size paired with a practical and well-proportioned living area. Built in 1975, it is a contemporarily built home for its immediate street, offering modern convenience within a mature setting.
Key Characteristics & Appeal
The standout feature is the land. With a lot of over 10,000 sqft, it ranks in the top 4% of the neighborhood, offering exceptional outdoor space for gardening, recreation, or future expansion—a rarity in the city. The 1,374 sqft living area is comfortably above the neighborhood average, providing ample room without being excessive to maintain. While the assessed value is above average for the area, this reflects the premium for such a sizable lot in a desirable location.
This property would suit practical buyers who value space and established communities. It’s ideal for a growing family seeking a large backyard, or for anyone who prioritizes outdoor privacy and potential over having the newest home on the block. It also represents a solid, data-backed value within its street, as it sits around or above average in most metrics compared to its direct neighbors.
Frequently Asked Questions
1. How does this home’s value compare to others nearby?
The assessed value is above average for both the Waverley Heights neighborhood and citywide, but is very much in line with the average on Providence Place itself. This suggests you are paying a premium for the location and lot size, but not an outlier price for the specific street.
2. Is the lot size truly a significant advantage?
Yes. Ranking in the top 4% of the neighborhood for land area is a major differentiator. It offers privacy, space for activities, and a sense of openness that is increasingly hard to find, making it a long-term asset.
3. The home was built in 1975. Should I be concerned about its age?
While the home is older than most in Waverley Heights, it is actually the newest or equal-newest on its street. This suggests it may have more modern fundamentals than immediate neighbors, but a thorough inspection is always recommended to understand the condition of major systems and updates.
4. What does the "living area" ranking tell me?
The living space is above average for the neighborhood but average when looking at the city or the street. This indicates the home is spacious enough to be competitive locally, but its true appeal is the efficient use of its footprint combined with the large lot, not sheer interior size alone.
5. Who would this property not suit?
Buyers seeking a brand-new build or a home that is significantly larger than its neighbors in interior square footage might look elsewhere. It’s best for those who appreciate the value of land and established communities, and are prepared for the maintenance that comes with a property of this age and scale.