4 Brownell Bay – Property Summary
Key Characteristics & Buyer Profile
This property offers a well-sized interior (1,152 sq ft) that sits comfortably above average for both its street and neighbourhood, ranking in the top 16% on Brownell Bay and top 20% in Westdale. The home was built in 1970, placing it among the newer options on the street—third out of 86 properties. Where this property stands out most is value. Its assessed value is notably low relative to its surroundings: 84th out of 86 on the street, and well below neighbourhood and city averages. The land parcel is modest at 2,940 sq ft, the smallest on the street. For a buyer, the appeal lies in getting more interior space than typical for the area at a lower assessed valuation, which may translate into lower property taxes. This property would suit someone who prioritises liveable square footage and cost efficiency over yard size or land banking. It’s a practical fit for a first-time buyer, a small family, or someone looking to downsize without shrinking the interior. The above-average build year is a quieter advantage: fewer immediate maintenance concerns than an older home in the same price tier.
Frequently Asked Questions
1. How does the property tax compare to similar homes in the area?
The assessed value is $232,000, which is well below the street average of $262,000 and the neighbourhood average of $307,000. This typically results in lower annual property taxes than most comparable homes nearby.
2. Is the small lot size a downside?
It depends on your priorities. At 2,940 sq ft, it’s the smallest lot on Brownell Bay and far below the Westdale average of 5,168 sq ft. If you want a large garden or room to expand, this won’t suit. But if you prefer less outdoor upkeep and more efficient use of space, it’s a trade-off that works.
3. How does the interior size feel compared to other homes in Winnipeg?
At 1,152 sq ft, the home is slightly smaller than the Winnipeg average of 1,342 sq ft, ranking in the middle of the city. Within its own neighbourhood, however, it’s notably spacious—well above the Westdale average of 1,029 sq ft.
4. Is the 1970 build date a concern?
Not necessarily. On this street, it’s among the newest homes—ranked third. Across the neighbourhood and city, it’s close to average. A 1970 build is old enough that some systems may need attention, but newer than many surrounding properties, which can mean fewer surprises than a 1950s or 1960s home.
5. What kind of buyer would get the most out of this property?
Someone who values interior space and lower tax exposure over land size. It’s a strong option for buyers looking for a solid, mid-century home in a good neighbourhood without paying a premium for a large yard. It may also appeal to investors targeting lower-carry-cost rentals in a desirable area.