Key Characteristics & Buyer Profile
This is a 1971-built single-family home on Dale Boulevard in Winnipeg's Westdale neighbourhood. At 969 sq ft of living space on a 3,584 sq ft lot, it's modestly sized relative to both its immediate street and the wider city. The assessed value sits at $266,000, below the street average of $338,000 and the citywide average of $390,000.
The appeal here is practical rather than aspirational. This isn't a home that stands out in any single metric—its living area ranks in the bottom quarter of the street, and its lot is smaller than most in the area. But that relative modesty is precisely the point. The property is priced below many comparables, not because it's in poor condition, but because it's simply a smaller, older-style home in a neighbourhood where newer or larger properties command higher figures.
What makes this interesting is that the home's construction year (1971) is actually close to the neighbourhood average (1971) and newer than the citywide average (1966). So while the footprint is compact, the property is not unusually old for its setting. The lot size, though small for the street, is within the typical range of the Westdale community.
This property would suit buyers who are comfortable with a smaller footprint and are looking for a more affordable entry point into a neighbourhood where prices are generally higher. It's not for someone who needs a large yard or a spacious open-concept layout. It could work well for a first-time buyer, a downsizer who's prioritising location over square footage, or someone willing to invest in a renovation to increase living space later. The home's relative affordability within Westdale suggests it may offer a foot in the door to a neighbourhood that might otherwise be out of reach.
Five Possible FAQs
1. How does this home compare to others on the same street?
It's smaller than most. The living area and lot size both rank in the bottom portion of Dale Boulevard. The assessed value is also below the street average. The construction year is close to the median, so it's not unusually dated for the street.
2. Is the assessed value a reliable indicator of market price?
Assessed value is based on city-wide models and may not reflect current market conditions or recent renovations. It's a useful benchmark, but not a precise predictor of what a buyer might pay.
3. What does "below average" mean for the living area and lot size?
It means the home is smaller than the typical property on its street, in its community, and across Winnipeg. For a buyer who doesn't need extra space, this can be a sensible way to pay less while still being in a desirable area.
4. What kind of renovation potential does this property have?
With just under 1,000 sq ft on a modest lot, major additions may be limited by zoning and space. However, interior reconfigurations or finishing a basement (if unfinished) could add usable space without changing the footprint. A site visit would be needed to assess the actual layout and condition.
5. What makes Westdale appealing as a neighbourhood?
The data shows Westdale homes average around 1,029 sq ft, so this property is not unusually small for the community. It's a well-established area with a mix of housing stock, and property values here tend to hold relatively stable. The community ranks in the middle range for assessed values citywide, suggesting it's neither an extremely high-end nor a declining area.