Here is a clean, standalone summary of the property at 7 Westfield Drive.
Key Characteristics & Buyer Profile
This is a 1975 bungalow with 859 square feet of living space on a 4,068 square foot lot. Its standout feature is not size, but value. The home is ranked in the top 17% for assessed value on its street, meaning it holds its worth better than most neighbours. However, the living area is below the street average, and the land is roughly average for the immediate area. The city-wide context is revealing: the home ranks in the top 87% for having a smaller-than-average footprint, but in the top 70% for assessed value. This suggests a strong price-per-square-foot story.
The appeal lies in efficiency and condition relative to cost. A buyer is getting a home that is assessed higher than the street norm despite being physically smaller. This often signals a well-maintained property or one with quality interior updates that don't increase square footage. It would suit a buyer who values a manageable footprint, a quiet street, and a solid asset over raw space. The modest lot (smaller than the neighbourhood average) also means less outdoor maintenance, which appeals to those seeking a lock-and-leave lifestyle or first-time buyers looking for a realistic entry point into a desirable area.
Five Frequently Asked Questions
1. How does the small living area compare to the strong assessed value?
The home is physically compact—ranking in the bottom 13% city-wide for size—but its assessment is in the top 30%. This means it is likely punching above its weight in terms of finishes, layout efficiency, or structural condition. It is not a cheap house; it is a smaller house that is valued highly.
2. Is the land large enough for additions or a garage?
The lot is 4,068 square feet, which is average for the street but slightly smaller than the Westdale neighbourhood average. It is not generous. Any structural additions, like a garage or extension, would require careful planning and a close look at local setback rules.
3. What does the "Year Built: Elite" ranking actually mean?
This means the home was built in 1975, which is newer than 97% of comparable homes in the neighborhood. In Westdale, where many homes are significantly older, a 1975 build often translates to more modern construction methods, fewer legacy issues (like lead pipes or knob-and-tube wiring), and better insulation.
4. How does this home compare to the average Winnipeg house?
The average comparable home in Winnipeg is 1,342 square feet on a 6,570 square foot lot, with an assessed value of $390k. This property is smaller on both fronts (859 sqft, 4,068 sqft lot) and is assessed at $303k. It is essentially a compact, lower-maintenance home priced under the city median.
5. Is this a good investment for a first-time buyer?
Possibly, if the buyer prioritizes a lower purchase price and strong value retention over square footage. The street-level assessment ranking (top 17% on Westfield Drive) suggests it is a desirable asset in its immediate area. The risk is that a very small living area can limit resale appeal for families who need more room.