61 Brownell Bay – Property Summary
Key Characteristics & Buyer Profile
This 1,200 sqft home built in 1969 sits on a notably large lot of 5,161 sqft—one of the bigger parcels on its street, ranking in the top 6% for land area within Brownell Bay. That’s the standout feature here. The living space is above average for the immediate street and neighbourhood (Westdale), landing in the top 11% locally, though it falls around the citywide median. The assessed value of $255,000 is slightly below the street average and noticeably below neighbourhood and city benchmarks, which may reflect the home’s age (neither particularly old nor new by local standards) and possibly unfinished updates.
The appeal is fairly specific: a buyer who values outdoor space and doesn’t need a sprawling interior. The lot size offers room for gardens, expansions, or simply more privacy than typical infill lots. The location in Westdale—a well-established Winnipeg neighbourhood—adds stability, though the home itself may need cosmetic or mechanical work to raise its value relative to nearby properties. It suits first-time buyers looking for a solid entry point with room to grow, or anyone who prioritizes yard space over square footage. It’s less suited to someone seeking a move-in-ready, high-finish home in a top-tier price bracket.
Possible FAQs
1. Is this a good investment for resale?
The large lot and street-level ranking for land area are strong assets, but the assessed value is below neighbourhood averages. Resale potential depends on how much updating is done and whether the market continues favouring outdoor space over larger homes.
2. How much updating does the home likely need?
Without inspection data, it’s impossible to say for certain. But the 1969 build and below-average assessed value relative to the neighbourhood suggest that kitchens, bathrooms, or mechanicals may be original or dated. Buyers should budget for at least some renovations.
3. How does the neighbourhood compare to others in Winnipeg?
Westdale is an older, established area with above-average home sizes compared to the city median. It’s not a high-growth or luxury pocket, but it’s stable and well-ranked locally for living area. The lot size here is notably better than most on the street.
4. Why is the assessed value lower than the neighbourhood average if the lot is large?
Assessed value considers both land and building condition. A large lot adds value, but if the house itself is smaller, older, or less updated than others in Westdale, that pulls the total assessment down. The data shows this home is roughly average for its street but below the wider area.
5. Would this suit someone looking to build or expand?
Potentially yes. The lot is well above street average and close to the neighbourhood median, so there’s room for an addition or redevelopment—subject to zoning and permits. That said, the existing home is not a tear-down candidate unless a buyer wants a full rebuild; it’s more of a “live in while you improve” scenario.