Here is a clean, standalone summary of the property at 55 Shepton Bay.
Key Characteristics & Buyer Profile
This is a 1,720 sqft home built in 1974, sitting on a 5,496 sqft lot in Westdale, Winnipeg. Its main strength is not size, but relative value and positioning. While the lot is smaller than average for its immediate street, the living space is generous compared to the broader neighborhood and city—ranking in the top 1% at the neighborhood level. The assessed value of $417k, however, is notably high for Westdale, ranking in the top 2% of the neighborhood, which reinforces that the home is an asset that holds its ground well against newer or larger nearby properties.
The appeal here is less about raw square footage or land, and more about proven market position. You are buying a home that is substantially above the neighborhood median in size and assessed value, in an area where the average home is over a decade older and significantly smaller. The trade-off is a modestly sized lot for the street, meaning the yard will be smaller than some immediate neighbors, but the interior space is a clear standout.
This property is best suited for a buyer who prioritizes interior livability and neighborhood standing over a large outdoor footprint. It fits a family or professional who wants a well-sized home in a strong neighborhood (Westdale) without paying a premium for a massive lot. It also appeals to value-conscious buyers who see the high assessed value relative to the street as a sign of a home that has been well-maintained or upgraded, rather than simply overpriced.
Five FAQs
1. How does the assessed value compare to similar homes nearby?
This home is assessed at $417k, which is above the street average ($388k) and well above the neighborhood average ($307k). This places it in the top 2% of Westdale properties. It suggests the home has features or condition that command a premium over the typical neighborhood home, though it is in the top third citywide, meaning it is not an outlier compared to all of Winnipeg.
2. The lot is smaller than other homes on the street. Is that a problem?
The lot is 5,496 sqft, which ranks in the bottom 40% on Shepton Bay (average lot on the street is 7,917 sqft). However, it is around average for Westdale and the city. For a buyer, this means less yard maintenance, but also less privacy from side neighbors than some other houses on the block. The trade-off is more living space inside relative to the typical Westdale home.
3. Is this an older home that needs a lot of work?
Built in 1974, the home is newer than the citywide average (1966) and about average for the street, but it is not new. The construction era (mid-1970s) typically means solid framing and larger rooms than earlier mid-century homes, but may require updates to windows, insulation, or mechanicals depending on the current owner’s maintenance. The high assessed value suggests recent improvements are likely.
4. How does this home rank in the city overall?
Citywide, the living area is in the top 20%, the assessed value is in the top 34%, and the lot size is around average (top 44%). It is not a luxury outlier, but it is a solidly above-average home—particularly impressive because Westdale itself is already an elite neighborhood by value. You are getting a top-tier home in a top-tier area.
5. What kind of neighborhood is Westdale?
Based on the data, Westdale is an established, high-value neighborhood. Homes there average 1,029 sqft of living space and an assessed value of $307k, yet this property is nearly 700 sqft larger and worth over $100k more than the norm. It is a dense, desirable area with smaller original homes, making this property a rare larger option in a location where most homes are modest.