23 Collingham Bay – Property Summary
Key Characteristics & Buyer Profile
This is a 1,063 sqft home built in 1972 on a 7,470 sqft lot, with an assessed value of $393,000. Its strongest feature is the land: the lot is well above average for the Westdale neighbourhood (top 9%) and across the city (top 14%). The living area is around average for the street and neighbourhood, and slightly below the citywide median of 1,342 sqft. The assessed value is notably above average at the street and neighbourhood level (top 14% and top 6% respectively), but sits close to the citywide average. The year built is consistent with the area’s stock, neither new nor notably old.
The appeal here is not a move-in-ready, maximized interior. Instead, it’s the combination of a solid, average-sized home sitting on a larger-than-typical lot in a desirable Westdale location. This would suit a buyer who values outdoor space, might consider future expansion or redevelopment, and is comfortable with a home that may need updates or isn’t the largest on the block. It’s less for someone seeking a turnkey, high-square-footage property, and more for someone prioritizing land, location, and long-term potential over immediate interior polish.
FAQs
1. How does the living area compare to other homes in Westdale?
It’s around average for the neighbourhood. The home is 1,063 sqft, while the neighbourhood average for comparable homes is 1,029 sqft, placing it in the top 39% of that group.
2. Why is the assessed value high relative to the neighbourhood but average citywide?
Westdale is a sought-after area with higher property values than many parts of Winnipeg. The home’s value reflects that local demand. Citywide, the $393,000 assessment is close to the $390,100 average, meaning it’s typical for the city as a whole.
3. Is the lot size unusual for this street and area?
Yes, noticeably so. At 7,470 sqft, it’s larger than the street average of 7,230 sqft and significantly above the Westdale average of 5,168 sqft. Citywide, only about 14% of comparable properties have a larger lot.
4. What does “around average” mean in the rankings context?
It means the property is in the middle range for that metric compared to similar homes within the same scope (street, neighbourhood, or city). For example, a “Top 48%” rank for living area on the street means it’s slightly better than half the homes, but not a standout.
5. Who would this property not be ideal for?
It may not suit a buyer looking for a large, open-concept interior or a recently renovated home. Those wanting a small, low-maintenance yard might also find the lot size excessive. It’s better matched to someone who sees the land as the primary asset and the house as a functional starting point.