728 Dale Boulevard, Winnipeg
Key Characteristics & Buyer Profile
This 1,040 sqft home, built in 1970 on a 5,988 sqft lot, sits in the Westdale neighbourhood. Its strongest asset is the lot size: it ranks in the top 24% on its street and top 33% citywide, meaning the yard is noticeably larger than many nearby properties. The living area and assessed value ($334k) are close to street and neighborhood averages, so it won’t stand out for being spacious or upgraded, but it's not undersized either. The home is slightly older than the street average (1970 vs. 1974), though still within a common range.
The appeal lies in the land. For someone who wants outdoor space—gardening, a workshop, room for kids or dogs—this property offers more than what’s typical on Dale Boulevard or in Westdale proper. The home itself is a modest starter or renovator candidate: livable but likely not turnkey. It would suit a buyer prioritizing yard size over interior finish, or someone looking for a solid shell in a decent area who can add value over time. It’s less suited for someone who wants a move-in-ready home with a contemporary layout.
Frequently Asked Questions
1. How does the assessed value compare to what I might actually pay?
The city’s assessed value is $334k, slightly below the street average of $337.5k. However, assessed value is typically lower than market value, especially in competitive areas. You’d need to check recent sales on Dale Boulevard and nearby streets in Westdale to see how much homes are selling for over assessment. The neighborhood currently ranks in the top 37% for assessed value, suggesting moderate demand.
2. What’s the basement situation? Are they included in the square footage?
The listed living area (1,040 sqft) refers to the main floor only. Basements are rarely included in these figures unless finished. Given the era (1970), a full unfinished basement is likely, offering potential for future development if rough-ins exist. You’d want to confirm ceiling height and egress windows during a viewing.
3. How are the schools and amenities in Westdale?
Westdale is a well-established residential area in Winnipeg. It has nearby schools (e.g., Westdale School for K-9), parks, and is close to shopping along Dale Boulevard and the Perimeter Highway. It’s not a walkable downtown neighbourhood, but it’s convenient for families and commuters. Transit access is moderate—car ownership is typical here.
4. What’s the condition of a 1970-built home on this street?
At over 50 years old, expect original mechanicals (furnace, electrical, plumbing) unless updated. Roof age, window efficiency, and insulation are key factors. The lot size suggests there’s room for additions or a garage, but zoning and setback rules would apply. A home inspection is strongly recommended, especially for foundation and moisture issues common in Winnipeg’s freeze-thaw climate.
5. How does this property compare to others on Dale Boulevard specifically?
On Dale Boulevard (91 homes), this one ranks near the middle for value and size but stands out for lot area (top 24%). Its build year is slightly older than the street average (1974), so some neighbours may have newer kitchens, windows, or roofs. It’s a decent match for someone who wants more outdoor space than the typical street offering, without paying a premium for a fully updated interior.