232 Cullen Drive – Property Summary
Key Characteristics and Buyer Profile
This is a 720 sqft home on a 3,398 sqft lot, built in 1973, with an assessed value of $276k. The property sits on Cullen Drive in the Westdale neighbourhood of Winnipeg.
The home’s appeal is not in size or land—both are below average for the street, neighbourhood, and city. Instead, its standout feature is the year built. It is the newest house on Cullen Drive (top 1% on the street) and newer than most in Westdale (top 18%). For a buyer who values a more recent build over square footage or a large yard, this property offers a unique position: you get a newer structure without paying a premium for land you may not need. The assessed value is around average for the neighbourhood, suggesting the price reflects the smaller footprint rather than the newer construction.
This property would suit a buyer who prioritizes lower maintenance—both in terms of a smaller home and a modest lot—and who wants a home that feels less dated than its neighbours. It could also appeal to someone looking for a more energy-efficient or structurally modern option in an established area where older homes dominate. It is less suited for those seeking space, expansion potential, or a large outdoor area.
Five Possible FAQs
1. Why is the assessed value only around average for the neighbourhood when the house is newer?
Assessed value weighs multiple factors, including living area and land size. Although the home is newer, its smaller footprint and lot bring the overall value in line with older, larger homes nearby. The newness does not offset the space difference.
2. How does this home compare to others within walking distance on Cullen Drive?
It is smaller than nearly all homes on the street in terms of living area and land, but it is the newest. Most neighbouring homes were built in 1971 or earlier, so you are getting a structure that is at least a few years newer, with whatever updates that implies.
3. Could the small lot limit resale value?
It could. Buyers looking for family-sized yards or future additions may pass. However, the smaller lot also means lower upkeep and potentially lower property taxes. The key is whether the next buyer values newness over outdoor space.
4. What does “Top 91%” on the street for living area actually mean in practical terms?
It means 90 out of 97 homes on Cullen Drive have a larger living area. Out of 97 houses, only 6 are smaller. So this is genuinely one of the smallest homes on the street, and that is worth noting if neighbourhood norms matter to you.
5. Is the year built (1973) considered old or new for Winnipeg?
It is essentially average city-wide—most homes in Winnipeg were built around 1966. But on Cullen Drive and in Westdale, it is newer than the typical 1971 build. So it is not a new home by any means, but it is newer than what you usually find in this immediate area.