Property Summary: 51 Shepton Bay
Key Characteristics & Ideal Buyer Profile
This 1,130 sqft home, built in 1974, sits on a 5,496 sqft lot in Winnipeg’s Westdale neighbourhood. Its standout feature is the property’s age: it’s among the newer homes on its street (top 7%) and in the broader community (top 9%), which is somewhat unusual for a 1970s build in an area where many homes date to the early 70s or earlier. The living space is close to average for the street and city, but notably above average for Westdale—meaning this house offers more interior room than many nearby properties while staying in a typical citywide range.
The assessed value (based on property tax calculation) is $357,000. This is below the street average of $388,000 but above the Westdale average of $307,000. That gap hints at a subtle dynamic: the home is positioned as a relatively affordable option on its street but sits above the local community baseline, suggesting Westdale has a mix of lower- and higher-valued homes. The land size is on the smaller side for the street but roughly in line with the community and city averages, so outdoor space is modest but not unusual for the area.
This property would suit buyers who prioritize a newer-build home within an established neighbourhood—someone who wants more lived-in space than many Westdale homes offer, without paying a street premium in price. It could also appeal to buyers who see value in a house that’s competitively priced relative to its immediate neighbours, but who aren’t seeking a large yard or a “best on street” entry.
Five Possible FAQs
1. Is a home built in 1974 considered “newer” in this area?
Yes—while 1974 isn’t recent by general standards, this house ranks in the top 10% for age in both its street and Westdale. Many surrounding homes were built in the late 1960s or early 1970s, so this one is slightly newer than typical for the neighbourhood.
2. How does the assessed value affect property taxes?
The $357,000 assessment is used to calculate annual property taxes. Since this is below both the street and city averages, the tax bill is likely lower than for many nearby homes. That said, assessments can change over time, so future increases are possible.
3. Why is the land size smaller than average on this street?
The average lot on Shepton Bay is roughly 7,900 sqft, while this one is 5,496 sqft—about 30% less. This could be due to the street having a mix of larger older lots and smaller infill or subdivided parcels. In Westdale overall, the lot size is much closer to the property’s actual size.
4. Would this home feel bigger or smaller than others in Westdale?
It would likely feel a bit more spacious inside, since the 1,130 sqft living area is above the Westdale average of 1,029 sqft. However, it’s in line with the street and city averages, so it’s not unusually large—just comfortably above the local norm.
5. How does this property compare to others on the same street?
It ranks in the bottom third for both land size and assessed value on Shepton Bay, and near the middle for living area. This means it’s a more affordable entry point onto a street where many homes have larger lots and higher valuations—though age is a relative strength.