259 Cullen Drive – Property Summary
Key Characteristics and Buyer Profile
This home on Cullen Drive in Westdale, Winnipeg, presents an interesting contradiction. At 881 square feet, the living area is notably smaller than both the street average (1,006 sqft) and the citywide average (1,342 sqft). It ranks in the bottom third city-wide for size. The land itself is more generous: 5,994 square feet puts it slightly above the street average and comfortably above the neighbourhood average, though still below the citywide median for comparable homes. It was built in 1973, making it newer than most homes on its street and slightly newer than the citywide average.
Where this property really stands out is assessed value. At $400,000, it ranks in the top 3% on its street and top 4% in the neighbourhood. This suggests that despite its smaller footprint, something about the location, condition, or lot is driving value well above nearby properties. City-wide, its ranking dips to the top 38%, which is around average.
The home would likely suit a buyer who prioritizes location and lot size over interior square footage—someone willing to renovate or add on, or a smaller household that doesn't need a large interior. It could also appeal to an investor or buyer who sees upside in a property that already commands premium value relative to its immediate neighbours. Those expecting a large, open interior may find it tight, but the land gives room to expand.
Frequently Asked Questions
1. Why is the assessed value so high compared to other homes on this street, given the smaller living area?
The assessment reflects more than just square footage. Factors like lot size (above average for the street), the home's newer construction (1973 vs. a 1971 street average), and possibly updates or finishes are all weighed. Location within the neighbourhood and recent sale data for similar properties also play a role. Without seeing the full assessment breakdown, it's likely a combination of land value and condition.
2. How does the 881 sqft living area actually feel for a household?
That figure is likely the main floor plus finished basement, but check whether the basement is included. An 881 sqft bungalow, for example, feels quite different from an 881 sqft two-storey. For a couple or single person, it's manageable. For a family, you'd want to confirm layout, storage, and whether the basement offers usable space.
3. Is the lot large enough to add an extension?
At nearly 6,000 sqft, the lot offers more room than the street average. Many homes in Westdale sit on similar-sized parcels, and additions are common. That said, zoning setbacks, tree protection, and neighbourhood guidelines will dictate what's possible. A local contractor or architect could give a clearer answer after a site visit.
4. How does the 1973 build hold up compared to older homes in the area?
Homes built in the early 1970s tend to have better insulation and wiring than pre-war homes, but may still have original plumbing, windows, or roofing that needs updating. The newer build is a plus compared to many Westdale homes, but it's worth getting an inspection to see if major systems are original.
5. What does "Top 72% in the neighbourhood" actually mean for living area?
That means the home is larger than about 28% of comparable homes in Westdale, but smaller than 72% of them. It ranks 1,055th out of 1,460 homes in that grouping. In plain terms, it's on the smaller side for the area, not exceptionally small, but definitely below the neighbourhood norm.