This home, built in 1973, sits on a 5,995 sqft lot in Westdale, Winnipeg. The living area is 880 sqft, which is around average for this street but a bit below the neighborhood and city averages. The real standout here is the assessed value. At $369k, it’s significantly above the street average ($331.1k) and the neighborhood average ($307.4k), ranking in the top 16% on the street and top 14% in the neighborhood. The lot size is also slightly larger than the street and neighborhood averages, but still within a typical range. The year built is exceptional for the street—ranked #1 of 97—but aligns more closely with the broader area.
The appeal is less about square footage and more about value retention and lot. Buyers who prioritize a solid, well-located property with a strong assessment relative to its immediate context will find this interesting. It’s not the largest home, but it holds its ground financially. This would suit someone who wants a home that’s already performing well in terms of market perception, or a buyer who values a slightly bigger-than-average lot in a stable neighborhood without paying a premium for a larger house. It’s a practical choice for those who see long-term steadiness rather than flashy upside.
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How does the living space compare to other homes nearby?
The 880 sqft living area is right around the average for Cullen Drive (1,006 sqft), but it’s below the Westdale neighborhood average of 1,029 sqft and well below the city average of 1,342 sqft. If you’re used to more space, this could feel compact, but it’s in line with what’s typical on this street.
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Why is the assessed value so high compared to similar homes?
The $369k assessment is notably above both the street and neighborhood averages. This could reflect recent upgrades, a desirable location within Westdale, or a lot characteristic that’s not immediately obvious from square footage alone. It suggests the market sees this property as above par for its immediate area.
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What’s the deal with the year built being #1 on the street?
The home was built in 1973. On Cullen Drive, most homes are from 1971 or earlier, so this is the newest house on the block. In the wider Westdale neighborhood, it’s still above average (top 18%), but not as exceptional. The newer construction date can be a plus for systems and structural condition compared to older neighbors.
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Is the lot size a big advantage?
At 5,995 sqft, the lot is slightly larger than the street average (5,583 sqft) and neighborhood average (5,168 sqft), but it’s still below the citywide average (6,570 sqft). It’s a decent-sized lot for the area, but not unusually large. The advantage is more that it’s consistent with or a bit better than local norms, rather than being oversized.
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How does this property rank citywide?
Citywide, it’s around the middle for assessed value (top 47%) and year built (top 43%), and a bit better for lot size (top 33%). Living area ranks lower (top 85%), meaning it’s smaller than a large portion of comparable homes across Winnipeg. The strength is clearly its value and lot relative to its immediate street and neighborhood.