This is a compact 804 sqft home on a notably large 6,296 sqft lot in Westdale, Winnipeg. Built in 1969, its interior is on the smaller side compared to what’s typical for the street and the neighbourhood, where averages sit closer to 1,000 sqft. The real draw here is the land: the lot ranks in the top 25% citywide and comfortably exceeds the street average by over 700 sqft. The assessed value ($334,000) is around average for the street but sits notably higher than the neighbourhood average, likely reflecting the lot premium.
The appeal is straightforward but not obvious at first glance. This is not a move-in-ready home for someone seeking maximum interior space. It suits a buyer who values outdoor room—gardeners, those with a trailer or boat, or someone planning a future addition or redevelopment. It could also work for a downsizer who wants a low-maintenance footprint but refuses to give up a generous yard in a south Winnipeg neighborhood. The value is in the dirt, not the drywall.
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How does the living area compare to other homes nearby?
It’s below average. On Cullen Drive, it’s ranked 86th out of 97 homes, meaning most houses on the street have more square footage. Inside, you’re getting about 22% less floor space than the average comparable home in Westdale.
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Why is the assessed value above the neighbourhood average if the house is smaller?
Assessed value weighs land heavily. Your lot is larger and in a strong tier (top 25% citywide), so it pulls the valuation up even though the building itself is modest and older. The home’s value is driven more by where it sits than how big it is.
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What’s the lot actually usable for under current zoning?
You’d need to check with the City of Winnipeg directly, but a lot of this size on a street like Cullen Drive often allows for future infill or a secondary suite depending on current bylaws. That’s not guaranteed, but the land area alone makes it a property worth investigating further if you’re thinking longer-term.
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How much work does a 1969 home typically need?
Varies wildly by upkeep, but expect original mechanicals (furnace, wiring, plumbing) to be nearing or past their typical lifespan unless replaced. Roof and windows are also common replacement items in homes of this vintage. Budget for a thorough home inspection focused on these systems.
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Would this be a good investment property?
Possibly, but not for the usual reasons. The rents won’t be high relative to a larger house, but the land component tends to hold value in established Winnipeg neighborhoods like Westdale. If you can buy below assessed value and hold, you’re betting on land appreciation rather than rental yield. That’s a different strategy than a typical rental flip.