80 Brownell Bay – Property Summary
Key Characteristics & Buyer Profile
This 1,200 sqft home sits on a 3,465 sqft lot in the Westdale area of Winnipeg. Built in 1969, it ranks 3rd out of 86 homes on Brownell Bay for living space—placing it in the top 3% of the street. Within the wider Westdale neighbourhood (1,460 properties), it falls in the top 11% for living area. Its assessed value of $26.6K is close to the street average but below both the neighbourhood and city medians, which suggests it’s priced modestly relative to its size advantage.
The appeal here is straightforward: you get notably more interior space than most homes nearby, without paying a premium for land you may not need. The lot is smaller than average, which keeps maintenance lower and could appeal to buyers who prioritize indoor room over yard size. At 56 years old, the home is around the same age as others on the street—not a fixer-upper by default, but not brand-new either.
This property would suit someone who values square footage and wants to be in a well-ranked street for living space, especially if they're not looking for a large lot or a modern build. It’s a practical fit for a family or a buyer who wants room to spread out in a mid-century home that’s been part of an established neighbourhood.
Five Possible FAQs
1. Why is the assessed value low compared to the neighbourhood average?
The home’s assessed value ($26.6K) sits below the Westdale average ($30.7K) and well under the city average ($39K). This likely reflects the smaller lot size and the age of the home. For buyers, it can mean lower property taxes, but it’s worth checking if recent renovations or upgrades have been reflected in the assessment.
2. What does the “top 3%” ranking for living area really mean?
On Brownell Bay, only two homes have more interior square footage than this one. Within Westdale, it's in the top 11%. That’s a strong selling point on the street, but less exceptional citywide—where it sits near the middle. So the size advantage is most meaningful if you're focused on this specific street or neighbourhood.
3. Is the smaller-than-average lot a drawback?
It depends on your priorities. The lot is 3,465 sqft, which is smaller than the street average (3,714 sqft) and significantly smaller than the Westdale average (5,168 sqft). That means less outdoor space, but also less upkeep. For someone who doesn't garden or need a big yard, it’s not necessarily a negative.
4. How does the 1969 build compare to others in the area?
The home is slightly older than the Westdale average (1971) but close to the street average (1970). It’s not unusually old for the neighbourhood. That said, a home from that era may have original systems or finishes—so a pre-purchase inspection focused on plumbing, electrical, and insulation is a good idea.
5. What types of buyers tend to look at homes like this one?
Typically, buyers who are drawn to this property are less focused on land size or brand-new construction and more on getting good interior space in a solid, older neighbourhood. It often appeals to families needing room for kids, or to buyers who value square footage over curb appeal and don’t want to pay for a big yard they won’t use.