47 Foxberry Bay – Property Summary
Key Characteristics & Buyer Profile
This is a 1973-built home in Winnipeg’s Westdale neighbourhood, with 859 sq. ft. of living space on a 7,869 sq. ft. lot. What stands out immediately is the land. The lot is significantly larger than average for the street (ranked 3rd out of 54), the neighbourhood (top 8%), and citywide (top 12%). That alone gives it potential for future expansion, a bigger yard, or simply more outdoor space than most comparable homes nearby.
The assessed value of $309,000 is among the highest on the street (top 4%), but sits right around the neighbourhood average. That suggests the lot is driving value more than the house itself. The living area is smaller than typical for the area, which means you’re paying for location and land, not square footage inside.
This property would suit buyers who:
- Prioritize a large lot and outdoor space over interior square footage
- Are open to renovating or adding onto a smaller home in a well-established area
- Want a home in a quieter, older neighbourhood without being far from city amenities
- Value being on a street where comparable homes carry above-average assessments, indicating stable value
It’s less suited for someone looking for a move-in-ready home with generous interior space, or for an investor focused on maximizing sale price per square foot.
Five Possible FAQs
1. Why is the living area below average but the assessed value still high?
The living area ranks low locally and citywide, but the lot size is in the top tier for the street and neighbourhood. In older areas like Westdale, land often carries more weight in assessments than interior space. You’re essentially buying a smaller house on a larger piece of land.
2. How does the year built compare to other homes nearby?
Built in 1973, it’s newer than the citywide average (1966) and slightly newer than the street and neighbourhood averages (1972 and 1971, respectively). On Foxberry Bay specifically, it’s the 3rd most recent build out of 54 homes.
3. What does “top 4% on the street” for assessed value actually mean?
Of the 54 comparable homes on Foxberry Bay, only two have a higher assessed value. That doesn’t necessarily mean it will sell for the most, but it does indicate this property is valued more highly by the municipality than most of its immediate neighbours—likely due to the lot.
4. Is Westdale considered an up-and-coming or established neighbourhood?
Westdale is an established inner-ring suburb of Winnipeg, with most homes built in the early 1970s. It’s not a trendy redevelopment zone, but it’s stable and family-oriented. The median assessed value in Westdale sits around $307,000, which aligns closely with this property’s assessment.
5. Could this property be a good candidate for an addition or secondary suite?
Potentially. The lot is almost double the average size for the street, which gives more flexibility. You’d still need to check zoning and setback requirements with the city, but from a space standpoint, there’s room to work with compared to most homes in the area.