Overview & Appeal
Key Characteristics:
This is a 1926 home on Sherburn Street in Wolseley, Winnipeg. It sits on a 3,012 sqft lot with 1,017 sqft of living space. The assessed value is $405,000.
Statistically, the property stands out most for its assessed value relative to its street. On Sherburn Street, it ranks in the top 3%, with an average neighbour value of $266,300—meaning this home is worth significantly more than most houses on its own block. But within the wider Wolseley neighbourhood and city, the value is more ordinary (top 28% and 37%, respectively). The lot size is average for the street and neighbourhood, but below the citywide average. The year built (1926) is older than the city average but newer than the typical Wolseley home.
Where the Appeal Lies:
The appeal is less about raw size and more about relative positioning and character. You get a house that’s clearly a standout on its own street in terms of value, suggesting it may have been upgraded, or that the street itself is undervalued compared to the rest of the neighbourhood. It has an older build year than much of Winnipeg, so it will appeal to buyers who want pre-war character (thick walls, original details) without being as old as many Wolseley homes (which average 1916). The lot is modest but usable.
Who It Suits:
A buyer who values proximity and potential over square footage. Someone who wants to live in Wolseley—a desirable, walkable central neighbourhood—but might not want or need a large family home. It could suit a couple, a small family, or an investor who sees that the home already sits at a value premium on its street and may continue to appreciate as the neighbourhood evolves. People looking for a “best house on a modest street” dynamic rather than a big suburban footprint.
Five Possible FAQs
1. How does the living space compare to other homes in Wolseley?
It’s below average for the neighbourhood. The typical Wolseley home has about 1,622 sqft, so at 1,017 sqft, this is a smaller footprint. On its own street, however, it’s fairly average—only slightly smaller than the street average of 1,162 sqft.
2. The assessed value seems high for the size—why?
The $405,000 valuation likely reflects the location (Wolseley is an established, sought-after area), the home’s age and character, and any renovations or upgrades. On its street, it’s an outlier—most neighbours are assessed around $266,000. That could mean this home is better maintained or updated, or that the street is still catching up in value.
3. Is the lot big enough for additions or a garage?
At 3,012 sqft, the lot is average for its street and neighbourhood, but small by Winnipeg standards (city average is 6,570 sqft). You likely have room for a small detached garage or a modest rear addition, but any major expansion would be tight. Check local setback rules and zoning before planning.
4. How old is the house, and has it likely been updated?
Built in 1926, the home is older than most in Winnipeg (average 1966) but newer than the typical Wolseley house (1916). It’s common for 1920s homes to have had updates over time—electrical, plumbing, windows, roof—but the high assessed value compared to its street suggests some modernisation has occurred. A home inspection would confirm.
5. What does the “top 3% on street” figure really mean for resale?
It means you’re buying the highest-valued home on a street where most houses are worth significantly less. This can be a double-edged sword: you might have more room for appreciation if the street improves, but you may also face a ceiling if neighbours’ values stay low. It’s a less conventional buy than a house that’s middle-of-the-pack in a higher-valued area.