Key Characteristics & Buyer Profile
This is a 1,152 sq ft single-family home built in 1969, sitting on a 3,566 sq ft lot in the Westdale area of Winnipeg.
The property stands out mainly for its living space. Within its own street, Brownell Bay, it ranks in the top 16% for interior size, well above the street average of 1,011 sq ft. That gap narrows a bit at the neighbourhood level (top 20%), and by city standards the home is essentially average. The assessed value of $258,000 is slightly below street average and notably below both the Westdale and Winnipeg averages, which suggests the price reflects the smaller lot more than the house itself.
The lot is the weaker point here. At 3,566 sq ft, it falls below the street, neighbourhood, and city averages. Build year is essentially mid-pack for the street and city, but a touch older than the neighbourhood norm.
The appeal lies in getting above-average interior space in a reasonably quiet street setting, without paying a premium for land you might not need. This would suit buyers who prioritize indoor square footage—families needing room for kids or a home office, or those who’d rather put money into finishing a basement or updating a kitchen than into maintaining a large yard. It’s less ideal for someone wanting a big garden, a separate garage structure, or expansion potential.
Five Possible FAQs
1. How does the property tax compare to similar homes nearby?
The assessed value of $258,000 is close to the Brownell Bay average of $262,000, but it’s about 16% below the Westdale average and 34% below the city average. This means property taxes should be lower than many comparable neighbourhood homes, which can free up monthly budget for renovations or other costs.
2. Is the lot size a disadvantage for resale value?
It could be for some buyers. The lot is smaller than most in Westdale and notably below city averages. In a market where land is at a premium, a smaller lot can limit future expansion and may appeal less to families wanting outdoor space. That said, the home’s above-average living area partly offsets this for buyers who care more about interior room.
3. How old is the roof, furnace, or major systems?
That information isn’t included in the data provided. Buyers should request permits, inspection reports, or a home inspection to get accurate ages for these items. A 1969 build year means some systems could be original or near end-of-life, but renovations may have been done.
4. How does this home compare to others in Westdale specifically?
It ranks in the top 20% for living area within Westdale, but in the bottom half for assessed value and land size. So you’re getting a relatively spacious interior in a neighbourhood where many homes are smaller inside but sit on larger lots. If you’re comparing within Westdale, this home trades yard space for indoor room.
5. What does “接近平均” (close to average) mean for resale potential?
For the street and city level, it means the property won’t stand out dramatically for good or bad reasons on those metrics. That can be a neutral or positive factor—averages often mean stable demand. The bigger differentiators here are living space (above average) and land (below average), which will shape who’s interested and what they’re willing to pay.