190 Cullen Drive

Key Characteristics & Appeal

This 1,030 sqft bungalow at 190 Cullen Drive in Westdale offers a footprint that is close to the average for both its street and neighbourhood. Its standout feature is the lot: at 6,297 sqft, the land ranks in the top 15% on the street and top 25% city-wide. The assessed value reflects this, coming in well above both the street and neighbourhood averages. The home was built in 1972, making it consistent with the surrounding housing stock. For buyers, the main draw is the combination of a comfortably sized, average home on an above-average lot in a stable, established area. This appeals to those who value outdoor space, a quiet street, and the potential to expand or renovate, rather than someone seeking a move-in-ready or fully renovated house in a newer subdivision. It suits practical buyers who understand that the value is in the land and the location, not in flashy interior finishes.

Five Possible FAQs

1. Why is the assessed value higher than the neighbourhood average when the house size is about average?
The assessed value is driven significantly by the land. Since this property has one of the larger lots in Westdale, that piece of the valuation pushes the total above the typical house in the area. The structure itself is not the primary factor here.

2. How does this property compare to the average home in Winnipeg overall?
It’s a little smaller than the city-wide average (1,030 sqft vs. 1,342 sqft) and the assessed value is slightly below that average ($370k vs. $390k). However, the lot is close to the city average, and it is larger than most of its neighbours. So it’s not a standout city-wide, but it offers good relative value within its own block and community.

3. What is the lot actually used for? Is it usable space?
At just over 6,200 sqft, the lot is generous for a house of this size. In practice, that often means a sizable backyard with room for gardens, a shed, a patio, or play equipment. It also leaves more space between neighbours compared to a denser subdivision. It offers flexibility, not just a token yard.

4. Is this considered a good investment property?
It could be, depending on your strategy. The land value gives it strong underlying asset worth, but the house itself is not new. A buyer looking to hold for the long term and renovate or redevelop later might find it very appealing. A fix-and-flipper might find the current value too close to the neighbourhood average to leave much margin unless they can buy at a discount.

5. How does the age of the house affect things like maintenance and insurance?
Being built in 1972, the house is over 50 years old. This means a buyer should budget for potential updates to major systems like electrical, plumbing, roofing, and windows, if they haven’t been done recently. Insurance premiums can be slightly higher for older homes, particularly if there is knob-and-tube wiring or an older furnace. A home inspection is essential.