Here is a clean, standalone summary of 55 Kersey Bay, organized as requested.
Key Characteristics & Ideal Buyer Profile
This is a 1,124 sqft home built in 1970, sitting on a 6,306 sqft lot. Its standout feature is the land. The lot is significantly larger than average for the Westdale neighborhood, ranking in the top 18% locally and the top 25% city-wide in Winnipeg. The assessed value of $379k reflects this, coming in well above the neighborhood average ($307k) but remaining around the citywide norm. The house itself is a modest, functional footprint, ranking slightly below average on its street.
The appeal here is clear: you are primarily buying into the property's land value and location, not the size of the house. It suits a buyer looking for a solid, unpretentious home in a desirable area with the flexibility to renovate, expand, or eventually build new. While the house is move-in ready for someone wanting a 1,100 sqft layout, the real investment opportunity lies in the lot. It is a less obvious choice for a buyer who prioritizes a large, finished living space right now, but an intelligent one for someone who values lot size and neighborhood rankings over square footage.
Frequently Asked Questions
1. How does the property compare to others in the Westdale neighborhood?
Very favorably. The home and lot both rank well above average within Westdale. The lot is in the top 18% for size, and the assessed value is in the top 10%, meaning you are getting a property that holds its value relative to the immediate area. The living area, however, is more modest relative to the lot, suggesting the house itself is not oversized for the land.
2. Would this be a good fit for an investment or renovation project?
Yes, likely. The combination of a strong neighborhood ranking (Top 10% for value) and a large lot provides a solid foundation. Because the house is smaller than the average for the street, a thoughtful addition or renovation could significantly increase the property's value. The 1970 build year is old enough to possibly require updates, but not so old that it carries the risks of much older construction.
3. The living area ranks "Below Average" on Kersey Bay. Is that a problem?
Not necessarily, if you consider the context. The house is smaller than the average home on its immediate street, but it is above average for the wider Westdale neighborhood. This mismatch between a smaller house and a large lot is precisely what creates opportunity for a buyer who can see past the current floorplan.
4. Is the assessed value of $379k accurate for the current market?
Assessed value is a government estimate for tax purposes, not a market price. The report shows the home is valued above the neighborhood average ($307k) but below the citywide average for comparable homes ($390k). This suggests the market price could vary. The value is supported by the land, so a buyer should focus on comparable lot sales in the neighborhood, not just the house.
5. What is the "lot" size actually good for?
At over 6,300 sqft, the lot provides substantially more outdoor space than the typical Westdale home. This is ideal for families wanting a large yard, gardeners, or anyone considering a future addition or garage. It also offers more privacy and separation from neighbors than a standard 5,000 sqft lot would. The ranking shows this is a scarce asset within the neighborhood.