Property Summary: 250 Cullen Drive, Winnipeg
Key Characteristics & Buyer Profile
This is a compact, 720 sq. ft. home built in 1973 on a 3,378 sq. ft. lot in Winnipeg’s Westdale neighbourhood. Its standout feature is the construction year: it ranks #1 on Cullen Drive and in the top 18% of the neighbourhood for newer build, meaning it likely offers more modern construction standards and materials than most surrounding homes.
The property’s appeal lies in its trade-off. You sacrifice square footage and lot size—both rank well below average on the street and across the city—in exchange for a newer structure and a lower assessed value ($254k) than the neighbourhood median ($307.4k). This makes it a more accessible entry point into Westdale, a neighbourhood that typically commands higher prices. The home suits buyers who prioritize a solid, modern shell over interior space or a large yard. First-time buyers or those looking to downsize without taking on an older fixer-upper would find it practical. It’s less ideal for families wanting room to grow or for buyers seeking a large garden or renovation potential tied to a bigger lot.
Five Frequently Asked Questions
1. How does the living area compare to other homes on the street?
It’s smaller than average. The typical home on Cullen Drive has about 1,006 sq. ft. of living space, so this property is roughly 28% smaller. Citywide, the average for comparable homes is 1,342 sq. ft.
2. Is the assessed value a reliable indicator of market price?
Not directly—assessed value is a city valuation for tax purposes, not a market appraisal. However, it does provide a benchmark. At $254k, this home is assessed well below both the street average ($331k) and the neighbourhood average ($307k). Buyers should still get a comparative market analysis from an agent.
3. What are the practical implications of the small lot size?
With a 3,378 sq. ft. lot—far below the street average of 5,583 sq. ft.—you’ll have a modest backyard. This means less outdoor maintenance, but also limited space for expansions, a garage, or large gardens. The property ranks in the bottom 5% citywide for lot size.
4. Why does a home built in 1973 rank so highly by year?
Because many homes on Cullen Drive and in Westdale were built earlier—the average build year on the street is 1971. While 1973 isn’t new by modern standards, it represents a slightly later wave of construction in an area dominated by older stock. It avoids the common issues of pre-1970s homes (older wiring, lead pipes, asbestos) while still being older than most citywide homes (average 1966).
5. What’s the overall takeaway for a buyer comparing this to other Westdale listings?
This is the value play in Westdale. You’re giving up size—both indoors and outdoors—for a newer, solidly built home at a below-average price. Most Westdale homes with similar floor plans or lot sizes will be older or more expensive. It works best for someone who wants to live in the area without paying a premium for age-restored character or extra square footage.