804 Preston Avenue — Property Overview
Key Characteristics & Buyer Profile
This is a 1909 home with 2,768 square feet of living space on a 5,797-square-foot lot in Wolseley. What stands out most is the lot size: within Wolseley, it ranks in the top 5%, offering significantly more land than the neighbourhood average of 3,434 square feet. The living area also performs exceptionally well at the neighbourhood and city levels—both in the top 2%—though it’s merely average compared to other homes on Preston Avenue itself, which tend to be larger. The assessed value of $535,000 is the highest on the street and sits comfortably above the Wolseley average of $371,300. The year built is older than most homes citywide (top 95%), which is typical for the area but worth noting for anyone concerned about maintenance.
The appeal here is a mix of interior space and outdoor room in a mature, established neighbourhood. The lot gives you flexibility—garden space, room for additions, or simply privacy that’s uncommon in Wolseley. The house itself is large, but its age means it may not suit buyers looking for a turnkey modern layout. It would likely suit someone who values character, wants a property with expansion potential, and is willing to invest in updates. Families who need square footage and a decent yard in a central Winnipeg neighbourhood could find it a good fit. Investors or renovators might also see potential, given the lot size and location.
Five Possible FAQs
1. How does the lot size compare to other homes in Wolseley?
It’s in the top 5% for the neighbourhood. At 5,797 square feet, it’s significantly larger than the Wolseley average of 3,434 square feet. On Preston Avenue itself, it’s about average for the street.
2. Is the assessed value of $535,000 a realistic market price?
Assessed value isn’t the same as market value. It ranks #1 on the street and in the top 8% for Wolseley, which suggests it’s one of the higher-valued properties in the area. But assessments can lag behind market conditions, so you’d want a realtor’s comparable market analysis for a current price estimate.
3. What should I know about the year built (1909)?
It’s older than 95% of homes citywide, which is common for Wolseley. That means you should expect some quirks: possible knob-and-tube wiring, lead pipes, or settling. On the upside, older homes in this area often have solid construction and good bones. A home inspection is strongly recommended—especially for foundation, roof, and mechanicals.
4. How does this property compare to newer homes in Winnipeg?
Newer homes tend to have smaller lots and less square footage within the same price range. Citywide, the average living area for comparable homes is 1,342 square feet—so this property offers more than double that. The trade-off is that you’re buying something built over a century ago, which may need more ongoing maintenance than a newer build.
5. What’s the neighbourhood like for families?
Wolseley is well-established, walkable, and close to schools, parks, and the Assiniboine River. The lot size here gives you outdoor space that many homes in the area lack. That said, the house itself is large and older—so it may appeal more to families who are comfortable with renovation projects or who prioritize space over modern finishes.