3204 Assiniboine Avenue – Property Summary
Section 1: Key Characteristics & Buyer Profile
This property is defined by its land. At 30,700 square feet, the lot ranks in the top 1% citywide and is the largest in the Westwood neighbourhood. The home itself offers 3,666 square feet of living space, also in the top 1% for Winnipeg, with an assessed value of $884,000. The house was built in 1967, placing it around average for the street and city—more established construction rather than a newer build.
The appeal here is scale and scarcity. Few properties combine a lot of this size with a house of this square footage in a central neighbourhood. The assessed value reflects that combination, but it’s also worth noting that the value rank (top 2% citywide) is slightly lower than the land or living area rank—meaning the price is high but arguably not as high as the physical dimensions would suggest. This could indicate room for renovation upside, or simply that the house itself isn’t as modern as the land is rare.
This property would suit a buyer who values space over turnkey condition. It’s ideal for someone looking for a large, private lot in a well-established area, possibly with plans to update, expand, or rebuild. It’s less suited to someone wanting a recently finished home in a compact, low-maintenance yard.
Section 2: Five Possible FAQs
1. Is the $884,000 assessed value realistic in the current market?
Assessment values are based on municipal valuations and may differ from market price. The fact that the home is in the top 1% for lot size and top 2% for value suggests the assessment is competitive, but it’s always worth comparing to recent sales in Westwood, especially for homes with unusually large lots.
2. How does the 1967 construction affect maintenance or renovation potential?
Homes from this era typically have sound structural bones but may need updates to mechanicals, insulation, or windows. The large lot provides flexibility for additions, and the older construction date may allow for more significant renovations without the restrictions sometimes tied to newer builds.
3. What is the neighbourhood like in terms of privacy and noise?
Assiniboine Avenue is a quieter residential street in Westwood, not a major thoroughfare. With a lot this size, privacy from neighbours is better than average for the area, and the home’s separation from the street will depend on how the house sits on the lot.
4. Are there any downsides to owning a top-1% lot in terms of maintenance?
Yes. A 30,700-square-foot property means more yard work, higher property taxes (based on assessed value), and potentially higher utility costs for a 3,666 sqft home. Snow removal, landscaping, and exterior upkeep all scale with the lot and house size.
5. How does this property compare to others on Assiniboine Avenue?
It ranks 5th out of 323 homes on the street for land area, and 6th for living area, placing it well above the street average for both. The year built is slightly newer than the street average (1967 vs. 1960), so it is not the oldest house on the block but also not one of the newer infills.