Property Summary: 796 Honeyman Avenue
Key Characteristics & Buyer Profile
This is a 1907 home with 2,358 square feet of living space on a 3,655 square foot lot, located on Honeyman Avenue in the Wolseley neighbourhood of Winnipeg. Its standout feature is size. The home ranks in the top 4% city-wide for living area—well above the Winnipeg average of 1,342 square feet—and in the top 7% within Wolseley. While the lot size is typical for the street and slightly generous for the neighbourhood, it is smaller than the city average.
The assessed value of $469,000 is above the neighbourhood and city medians but reasonable relative to the home’s square footage and street ranking (top 17% on Honeyman). The building date is very early—one of the older homes in a neighbourhood that already skews older than the city. This implies character and likely original details, but also the need for updated systems and ongoing maintenance.
Appeal: The property suits someone looking for generous interior space in a well-established, walkable neighbourhood. It would work well for a family needing room to spread out, or someone wanting the bones of an older home in an area where comparable modern builds are rare. The size-to-value ratio is favourable for Winnipeg, especially compared to newer subdivisions. The more obvious perspective is “charming heritage home,” but the less obvious angle: this is a home with scale that allows for flexible floor plan adaptation—rooms can serve multiple purposes, and the layout may accommodate home offices or multi-generational living more easily than typical homes in the area.
What it’s not: Not for someone seeking a turnkey modern finish, a large yard, or a quiet cul-de-sac. Not ideal for those who want newer construction or low-maintenance exterior work.
Five Possible FAQs
1. How does the assessed value compare to recent sale prices in Wolseley?
The assessment is a tax valuation, not a market estimate. Homes in Wolseley often sell above assessed value, especially if updated. It would be worth comparing recent sales of similar-size homes in the area, not just assessments, to get a realistic price range.
2. What condition is the property in, given the 1907 build date?
The data doesn’t cover condition, but a home this old will likely have had some major updates (roof, wiring, plumbing, windows) and possibly some deferred maintenance. An inspection focusing on the foundation, knob-and-tube wiring, and lead paint would be essential. Older homes in Wolseley vary widely in upkeep.
3. Is the lot size large enough for an addition or garage?
At 3,655 sqft, the lot is modest by city standards. In Wolseley, many lots are similar, so a garage or small addition may be feasible depending on zoning and setback rules. Expanding the footprint significantly would likely require a variance.
4. How do property taxes compare to other homes in the area?
The assessed value suggests taxes in line with the top end of Wolseley but likely below newer homes of similar size in other neighbourhoods. Older homes in Manitoba sometimes get limited assessment increases, so taxes could be lower than a recent sale would imply. You’d want to confirm the current mill rate.
5. What’s the neighbourhood like for families or commuters?
Wolseley is central, walkable, and known for mature trees, older homes, and a mix of families and longtime residents. It’s close to the Assiniboine River, the Osborne Village area, and downtown. Schools, transit, and local shops are within walking or biking distance. The trade-off is smaller yards and older infrastructure compared to newer suburbs.