This is a 1902-built home on Spence Street in West Broadway, with 1,922 square feet of living space on a 2,994-square-foot lot. Its assessed value is $322,000.
The property’s main draw is its size. Citywide, the living area ranks in the top 13%—significantly larger than the typical comparable home in Winnipeg. The assessed value is also strong for the street, ranking in the top 20%, which suggests the home holds its value well relative to immediate neighbours.
That said, trade-offs are clear. The lot is smaller than average at every level—street, neighbourhood, and city. And the year built is old, even by West Broadway standards, ranking in the bottom 1% citywide.
This home would suit a buyer who prioritises interior space and street-level value over land size or a newer build. It’s a good fit for someone who values square footage for living, entertaining, or potential layout flexibility, and is comfortable with a compact lot in an established, older neighbourhood. It’s less suited to someone looking for a large yard, future expansion room, or a move-in-ready modern structure.
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The lot is small compared to the house—does that affect resale?
It could, depending on the buyer. In West Broadway, smaller lots are common, so it’s not unusual for the area. But if you’re comparing to outlying neighbourhoods with bigger yards, this home’s land-to-building ratio is tighter. For someone who wants minimal yard maintenance, that can be a plus.
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What does “top 13% citywide for living area” actually mean in practice?
It means this home is larger than roughly 87% of similar properties across Winnipeg. Rooms are likely more spacious, and there may be more flexibility for use of space—like a home office, extra bedroom, or open-concept potential—than in a typical home of this age and price point.
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How much work does a 1902 home usually need?
That depends heavily on recent updates, which aren’t detailed here. A home this old often requires attention to electrical, plumbing, insulation, and foundation. It’s wise to budget for ongoing maintenance and to get a thorough inspection focused on systems and structural condition, not just cosmetics.
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Is the assessed value of $322k realistic compared to sale prices in West Broadway?
Assessment values are not the same as market price—they’re a baseline used for taxation. That said, ranking in the top 20% on the street and top third in the neighbourhood suggests the home is on the higher end locally. You’d want to compare recent sold listings in the area to see how close assessments line up with actual sale prices.
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What’s the neighbourhood like for someone who isn’t used to older inner-city areas?
West Broadway is central, walkable, and diverse, with older housing stock and a mix of longtime residents and newcomers. Streets can be narrow, parking may be tight, and homes are close together. The trade-off is proximity to downtown amenities, transit, and a sense of community that’s harder to find in newer subdivisions. It’s not for everyone, but for those who like urban living, it has real appeal.