81 Brownell Bay – Property Summary
Key Characteristics & Buyer Profile
This 1,152 sqft home, built in 1969, sits on a 3,563 sqft lot in Winnipeg’s Westdale neighbourhood. Its main strength is living space. On Brownell Bay, it ranks in the top 16% for square footage, beating the street average of 1,011 sqft by a clear margin. Within Westdale, it holds in the top 20% of properties by size.
The assessed value sits at $286,000. On the street, that’s a strong number—ranking in the top 9%—but it drops to the 57th percentile at the community level and well below average city-wide. In other words, for this street, it’s a higher-value property relative to its immediate neighbours, but not especially so compared to the broader neighbourhood or Winnipeg as a whole.
The lot size is average for the street and slightly below average for Westdale and the city. The build year (1969) is also fairly typical—neither notably old nor new for its surroundings.
Who it suits: Buyers who prioritize indoor square footage over land size. It would appeal to someone looking for more room than most houses on the block offer, without paying a premium for a large yard. It’s a practical fit for a family or couple who want a solidly sized home in a modest, established street context, and who aren’t chasing top-tier resale value or a large property footprint.
Five Possible FAQs
1. How does this home compare to others on Brownell Bay?
It’s among the largest by living area (top 16%) and has one of the higher assessed values on the street (top 9%). The lot and build year are both close to the street average.
2. Is the assessed value a concern for resale?
The value is strong for the street but only average for Westdale and below average city-wide. That could mean less upside if the broader market softens, but also less risk of being overpriced relative to the immediate area.
3. Would this property suit someone looking for a large yard?
Not particularly. The lot is typical for the street but smaller than most in Westdale and significantly smaller than the Winnipeg average. If outdoor space is a priority, this likely isn’t the right fit.
4. How does the 1969 build date affect things?
It’s an average age for the street and city, but slightly older than the Westdale neighbourhood average (1971). That means maintenance history matters more than the year itself—homes from this era can vary widely depending on updates.
5. What kind of neighbourhood is Westdale?
Westdale is an established, primarily residential area. The property’s rankings suggest it’s a solid but not standout home within that context—decent size, average land, typical age. It’s a stable, middle-of-the-pack choice in a mature neighbourhood.