This is a 1,156-square-foot home built in 1975 on a 3,040-square-foot lot in the Westdale area of Winnipeg. Its standout feature is size relative to its immediate surroundings. On Briarbrook Bay, it ranks first out of 16 homes for living area, and it’s well above average for the street (where most homes are around 965 square feet). The construction year is also a high point—tied for newest on the block and among the top 3% in the broader Westdale community. However, the property sits on a relatively small lot (ranking last on the street, and well below community and city averages). The assessed value is low compared to nearby homes, which keeps property taxes modest.
The appeal lies in getting more interior space than anything else available on this quiet street, in a neighborhood with established homes and older construction. It’s not flashy or expansive on the land side, but the home itself offers good square footage for its category. This would suit a buyer who wants a practical, above-average-sized home without the land upkeep or higher tax bill that often comes with larger lots. It may also appeal to someone who values being on a street where the housing stock is consistently smaller—providing a relative sense of space that wouldn’t stand out in a neighborhood with bigger properties. Retirees downsizing from a larger house, or first-time buyers looking for a solid mid-century build in a stable area, could find this a sensible fit.
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How does the living space compare to other homes in Westdale?
This home’s 1,156 square feet places it in the top 19% of the community. The average Westdale home is around 1,029 square feet, so this offers noticeably more interior room than many nearby properties.
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Why is the assessed value lower than others on the street?
The assessed value sits at $252,000, below the street average of $269,000. This is likely driven by the smaller lot size—3,040 square feet, compared to the street average of 4,370—rather than the condition or quality of the house itself.
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Is the small lot a drawback for resale?
Possibly, depending on the buyer. In a neighborhood where lot sizes tend to be larger, a smaller plot can limit expansion or landscaping options. That said, it also means less maintenance and lower property taxes, which some buyers actively prefer.
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How does the 1975 build hold up compared to newer homes in the area?
It’s one of the newest homes on the street and among the newer ones in Westdale overall. While 1975 isn’t new by citywide standards (where the average build year is 1966), it’s a relatively late vintage for this community, which may mean updated construction methods or materials compared to slightly older homes nearby.
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What exactly does “assessment total” mean here, and does it affect my taxes?
The assessment total is the city’s estimated market value used to calculate annual property taxes. A lower assessment means a lower tax bill. At $252,000, this home is assessed well below both the Westdale community average ($307,000) and the Winnipeg average ($390,000), so you’d likely pay less in taxes than owners of comparable properties elsewhere.