83 Brownell Bay – Property Summary

Key Characteristics & Buyer Fit

This is a 1,152 sqft home built in 1969, on a 3,668 sqft lot in Winnipeg’s Westdale neighbourhood. What stands out is the living space: it’s comfortably above average for both the street (top 16%) and the wider community (top 20%), giving it a practical edge for someone who values interior space over land. The assessed value sits at $261,000, which is essentially average on the street but notably below both the Westdale and city medians. That lower valuation relative to the area means the property taxes are likely more manageable than many neighbouring homes, which can be an overlooked advantage for buyers watching monthly costs. The lot itself is close to the street average but smaller than typical for Westdale and the city, so this isn’t a property with a sprawling yard—it’s more suited to someone who prefers a lower-maintenance outdoor space or plans to use the lot efficiently. The build year (1969) is middle-of-the-pack locally, but it holds up well against the city average. This home would suit buyers who want solid interior square footage in an established neighbourhood without paying a premium for land or a newer build—first-time buyers, downsizers, or anyone looking for a reasonable entry point into Westdale.

Frequently Asked Questions

1. How does the property’s assessed value affect my property taxes?
The assessed value is $261,000, which is below the Westdale average of $307,000 and well under the Winnipeg average of $390,000. Because property taxes are based on assessed value, you’ll likely pay less in tax than many other homes in the neighbourhood, even though the interior space is above average.

2. Is the living space considered generous for a home of this era?
Yes. At 1,152 sqft, it ranks in the top 16% on the street and top 20% in Westdale. For comparison, the street average is 1,011 sqft and the community average is 1,029 sqft. That extra square footage is meaningful, especially in a 1969 build where room sizes tend to be more functional than modern open-concept layouts.

3. Why is the lot size smaller than the community average?
The lot measures 3,668 sqft, which is close to the street average (3,714 sqft) but significantly smaller than the Westdale average of 5,168 sqft. This suggests the home is on a more compact lot typical of the immediate street, while the broader neighbourhood includes larger properties. It’s a trade-off: less yard maintenance for less land equity.

4. How does the build year compare to other homes in Westdale?
The home was built in 1969, which is slightly older than the Westdale average of 1971 (bottom 26% of the community). However, it’s in line with the citywide average of 1966. This means the home is not unusually old for Winnipeg, but it is older than many of its immediate neighbours. Expect typical 1960s construction characteristics.

5. Is the property a good investment compared to others on the street?
On the street, the home ranks in the top 16% for living space and top 36% for lot size, but its assessed value is right at the street average. That imbalance—more space for roughly the same tax base—could appeal to buyers looking for value. The caveat is that lower assessed values can sometimes mean slower appreciation in a rising market, so it’s a more conservative play rather than a high-growth bet.