39 Cullen Drive – Property Summary

Key Characteristics & Buyer Profile

This 1969-built home on Cullen Drive offers 988 square feet of living space on a notably large 6,802-square-foot lot. While the interior is slightly below the citywide average for size, the land is a standout feature—ranking in the top 3% on the street and top 19% across Winnipeg. Its assessed value of $368,000 sits above both the street and neighbourhood averages, though it falls slightly below the city median. The home is older than most on its street and in the Westdale area, but the generous lot and solid valuation suggest good bones in a location where land commands a premium.

Appeal: The main draw here is the property’s land-to-building ratio. Buyers who value outdoor space, future expansion potential, or a private lot in a well-established neighbourhood will find this compelling. The Westdale area itself offers a mix of mature homes and convenient access to amenities.

Ideal Buyer: This property would suit someone looking for a fixer-upper with room to renovate or extend, rather than a move-in-ready home. It’s a realistic option for those prioritizing yard space over square footage, or for a buyer who sees long-term value in the land. It’s less suited to someone wanting a modern, low-maintenance property or a tight, efficient footprint.

Frequently Asked Questions

1. How does the property’s value compare to others in the area?
The assessed value of $368,000 is above the street average of $331,000 and the Westdale neighbourhood average of $307,000, but it sits close to the Winnipeg median of $390,000. This suggests the home is valued higher than most immediate neighbours, though still within a reasonable range relative to the broader city.

2. Is the home considered old for its street?
Yes. Built in 1969, it ranks in the bottom quarter (76th percentile) on Cullen Drive and trails the neighbourhood average, where most homes date from around 1971. That said, it aligns closely with the citywide median build year of 1966—so it’s typical for Winnipeg, but older relative to the immediate area.

3. What are the pros and cons of the land size?
The major advantage is space: the 6,802-square-foot lot is in the top 3% on the street and top 19% citywide, offering room for gardens, sheds, or future additions. The trade-off is that the house itself is modest (988 sq ft), meaning the overall footprint is land-heavy. This could mean higher upkeep costs (lawn, snow removal) relative to a smaller lot.

4. Are there any quirks in how the data is ranked?
Yes. Note that “higher is better” applies differently to each metric: land area, living area, and assessed value all rank larger/higher as better, while build year ranks newer as better. The home’s living area is near the average for the street and neighbourhood, but below the citywide average—so its value isn’t driven by interior size.

5. Does the assessed value reflect current market price?
Not directly. Assessed values are used for property tax calculations and are based on market data, but they lag behind real-time sales. The assessment here is slightly above neighbourhood norms but below the city average—helpful context for understanding relative tax burden, but not a substitute for a professional appraisal or recent comparable sales.