50 Shepton Bay – Property Summary
Key Characteristics & Buyer Profile
This is a 1974-built home in Westdale with 1,072 sqft of living space on a notably large 8,245 sqft lot. The property sits on Shepton Bay, a street where homes are built slightly newer than average (ranked 3rd out of 46), but where living areas tend to run smaller. The assessed value of $389,000 is around average for the street and citywide, but significantly above the Westdale neighbourhood average of $307,400.
The appeal here is land rather than square footage. The lot ranks in the top 10% citywide and top 6% within Westdale, which is unusual for a home of this size. This suggests the property may have redevelopment potential, room for expansion, or simply more outdoor space than most nearby homes. The year built is also a strength—newer than 91% of properties on the street and 91% in the neighbourhood.
This home would suit a buyer who values yard space and location over interior size. It's a practical fit for someone planning a future addition, a family wanting a larger lot in an established area, or a buyer looking for a solid, unremarkable home on an above-average piece of land. It may be less suitable for someone who prioritizes a large interior or a move-in-ready modern finish, as the living area is below the street average and well below the citywide average for comparable homes.
Five Frequently Asked Questions
How does this home compare to others on the same street?
The living area (1,072 sqft) ranks 43rd out of 46 homes on Shepton Bay, placing it in the bottom 10%. The assessed value sits near the middle of the street, and the year built is among the newest. The lot is slightly above the street average but not remarkably so at the street level.
Is the assessed value of $389,000 fair for the neighbourhood?
It's above the Westdale neighbourhood average of $307,400—by a significant margin—which places this home in the top 7% of assessed values locally. That premium likely reflects the large lot and newer build year relative to the area.
What makes the lot size stand out?
At 8,245 sqft, the lot is in the top 10% across the entire city and top 6% within Westdale. This is the property's strongest feature by rank. The neighbourhood average lot size is 5,168 sqft, so this is roughly 60% larger than what's typical nearby.
Is the living area a concern?
It depends on your needs. The 1,072 sqft is below average for the street and citywide, but the ranking system shows the home performs better at the neighbourhood level (top 36%). This suggests that while living space is modest, it's not unusual for the area. Buyers wanting more interior space may need to budget for a renovation or addition.
What does "around average" mean in the citywide rankings?
Citywide, this home ranks near the middle for assessed value (top 41%), year built (top 42%), and living area (top 64%). The lot is the only feature that stands out strongly at the city level, ranking in the top 10%. So for a buyer comparing across Winnipeg, this is a home that's unremarkable in most ways but offers unusually generous land.