This is a 1,040 sqft home built in 1969, situated on a notably large 7,906 sqft lot in Winnipeg’s Westdale neighbourhood. The standout feature is the land: it ranks #1 on its street and in the top 8% of the neighbourhood for lot size. The assessed value sits at $345,000, which is slightly above the neighbourhood average ($307,400) but below the citywide average for comparable homes ($390,100). Living area is around average for both the street and neighbourhood.
The appeal here is straightforward but specific: you’re buying land, not square footage. The home itself is older (1969), and the living area is modest compared to newer builds. But for someone who values outdoor space, gardening, expansion potential, or simply wants a larger yard than most properties in Westdale offer, this lot is exceptional. The assessed value suggests the land is already carrying more weight than the structure—a clue that the house may need updating or is valued primarily for its site.
This property would suit a buyer who is comfortable with a smaller floor plan but wants room to grow, or someone who prioritizes outdoor living and privacy over interior square footage. It’s less suited to anyone looking for a move-in-ready, modern home or a cookie-cutter lot. It could also appeal to an investor or renovator who sees potential in the land-to-building ratio.
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Why is the assessed value above the neighbourhood average but below the citywide average?
The property ranks in the top 30% of the neighbourhood for assessed value, meaning it’s worth more than most homes nearby. But citywide averages include a much wider range of housing types, including larger and newer homes, which push the average higher.
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What does “ranked #1 on the street for land area” actually mean?
It means this property has the largest lot of any comparable home on Cullen Drive. The average lot size on the street is about 5,583 sqft—this one is 7,906 sqft, or roughly 40% larger than the street norm.
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Is the home itself outdated?
The year built is 1969, which is slightly older than the average on the street (1971) and in the neighbourhood (1971). You’d want to check for updates to mechanicals, windows, and finishes, but the age alone doesn’t mean it’s in poor condition—just that it’s likely original or only partially renovated.
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How does the living area compare to similar homes in the city?
It’s in the top 68% citywide, meaning about a third of comparable homes in Winnipeg are smaller. It’s around average for the street and neighbourhood. So it’s not cramped, but it’s not spacious either—fairly typical for a mid-century family home.
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Is this a good candidate for an addition or secondary dwelling?
That depends on zoning and permit requirements, but the large lot certainly gives you more options than most properties in the area. You’ll want to check with Winnipeg’s planning department regarding setbacks, lot coverage limits, and any Westdale-specific restrictions. The land itself is likely the main asset here.