2805 Assiniboine Avenue – Property Summary
Key Characteristics
This is a 1,718-square-foot home built in 1977, sitting on a 6,262-square-foot lot in the Woodhaven neighbourhood of Winnipeg. The living area is slightly above average for the street and comfortably above average for both the neighbourhood and the city as a whole. The home’s year of construction is notably newer than most of its neighbours—ranking in the top 12% locally and top 8% on the street itself—which means it stands out as a relatively modern build in an older area. The assessed value of $449,000 is average for Assiniboine Avenue but above average for the wider neighbourhood and city, reflecting a solid balance of size, age, and location. The lot is smaller than typical for Woodhaven, but still larger than the citywide average.
The appeal here is subtle but real. While the lot might feel compact compared to neighbouring properties, the home itself offers a smarter, more efficient use of space than some of the larger, older houses nearby. The combination of a newer build and a manageable lot appeals to buyers who want a move-in-ready home without the maintenance burden of a sprawling yard. It would suit a family looking for a well-sized home in an established neighbourhood, or someone who prefers a newer floor plan and doesn’t need a massive lot. It’s also a good fit for buyers who want to be in Woodhaven but find many of the older, larger homes too pricey or too much work.
Five Possible FAQs
1. How does the assessed value compare to similar homes nearby?
The assessed value is $449,000. That’s a bit lower than the street average of $533,100, but it’s above the Woodhaven neighbourhood average ($422,000) and the citywide average ($390,100). It sits in a reasonable middle zone—not overpriced for the area, but not undervalued either.
2. Is the lot size a disadvantage?
It depends on your needs. The lot is 6,262 square feet, which is smaller than most on the street (average 10,920 sqft) and in the neighbourhood (average 9,926 sqft). But it’s still above the citywide average of 6,570 sqft, so it’s not small by city standards—just compact relative to the immediate neighbours.
3. Why is the year of construction a highlight here?
The home was built in 1977, which puts it in the top 8% of homes on Assiniboine Avenue and top 12% in Woodhaven. In a neighbourhood where the average home dates from the 1950s or early 1960s, this property offers more modern construction, better insulation standards, and likely fewer immediate renovation needs.
4. How does the living area compare and does it feel spacious?
At 1,718 square feet, the home is slightly below the street average (1,763 sqft) but above both the neighbourhood (1,505 sqft) and citywide (1,342 sqft) averages. It’s a comfortable size—not massive, but well above what a typical home offers in Winnipeg.
5. Who typically buys in Woodhaven, and does this property fit?
Woodhaven tends to attract buyers who value mature trees, quiet streets, and proximity to the Assiniboine River. Many homes are older and on larger lots. This property fits a buyer who wants that setting but prefers a newer, more manageable home—someone who isn’t looking for a fixer-upper or a massive yard project.