256 Cullen Drive – Property Summary
Key Characteristics & Ideal Buyer Profile
This is a 1973-built home with 848 sq ft of living space on a 3,506 sq ft lot in the Westdale area of Winnipeg. Its standout feature is the construction year: on Cullen Drive, it ranks 1st out of 97 homes (top 1%), and it sits in the top 18% of the neighbourhood for newer build. That’s a meaningful advantage—homes from the early ’70s often have more modern structural standards, insulation, and wiring than the older mid-century stock common in the area. For a buyer who wants a home that’s not brand-new but also not pushing 60+ years, this hits a practical sweet spot.
The living space and lot size are both on the smaller side—below average for the street, neighbourhood, and city. The assessed value (about $291,000) is also below the street average but close to the Westdale median, suggesting the price reflects the modest square footage rather than any unusual discount or premium. The home is likely a bungalow or split-level entry, typical of the era and area.
Who it suits: First-time buyers or downsizers who prioritize a newer build over a big yard or extra rooms. It’s also a good fit for someone who wants to be in Westdale without paying a premium for a larger lot or older character home. Buyers who value lower upkeep and a more efficient floor plan will see the appeal here.
Five Possible FAQs
1. How does the smaller lot affect resale value?
In Westdale, lots under 4,000 sq ft are less common than larger ones. That can limit the buyer pool slightly, but it also keeps the purchase price accessible and reduces outdoor maintenance. It’s a trade-off, not a liability—especially for buyers who don’t need a big yard.
2. Is the assessed value a good indicator of market price?
Not exactly. Assessed value is used for property tax calculation and lags behind market conditions. In this case, the home is assessed below the street average but close to the neighbourhood median, which suggests it’s priced realistically for its size. A local agent can confirm whether recent sales support a similar number.
3. Why is the build year ranked so high on the street?
Most homes on Cullen Drive were built around 1971 or earlier. This one came slightly later, which gives it a newer roof, windows, and mechanical systems in many cases—without the premium of a brand-new build. It’s a small edge that can mean fewer immediate repairs.
4. What’s the typical layout for an 848 sq ft home from 1973?
In Winnipeg, homes from this era are often three-bedroom bungalows with one bathroom, or two-bedroom split-levels. The actual layout matters. If you’re viewing it, check whether the bedrooms are genuinely usable doubles or more like offices—848 sq ft can vary a lot depending on how the space is arranged.
5. How does this property compare to others in Westdale?
It’s newer than most, smaller than most, and assessed close to the neighbourhood median. That combination is relatively rare—usually, newer homes in Westdale come with larger footprints and higher values. This one offers the age advantage without the size-driven price tag. For someone who priorities a solid, modernized shell over square footage, it’s a practical option.