Here is a summary of the property at 11 Browning Boulevard, written in two main sections.
Property Overview & Buyer Profile
This 1,482 sqft home, built in 1964, sits on a 5,665 sqft lot in Winnipeg's Westwood neighborhood. Its key characteristic is a notable disconnect between space and value. The living area is a standout feature, ranking in the top 18% on its street and top 29% in the neighborhood—meaning it offers significantly more interior square footage than most nearby comparable homes. However, its assessed value tells a different story. The assessment is below average for both the street (84th percentile) and neighborhood (87th percentile), indicating the market does not currently price this extra space at a premium. The lot size is also slightly smaller than the street average.
The appeal here is for a buyer looking to maximize livable square footage without paying a top-tier price for it. You get a home that is roomier inside than most of its immediate neighbors, but without the corresponding higher valuation. This could make it attractive for someone who prioritizes interior space over a large yard or a modern build year, and who is comfortable that the property’s value might be slightly suppressed relative to its size. It would suit a value-conscious buyer, a growing family needing extra room, or an investor looking for a property whose living area might be currently undervalued in the local market.
Five Frequently Asked Questions
1. How does the assessed value compare to the average on this street?
The assessed value of $328,000 is below the street average of $359,100 and significantly below the neighborhood average of $392,100. While the interior is larger than most homes nearby, the assessment ranks in the lower 16th percentile on the street, suggesting that other factors—such as the smaller lot or condition—are currently weighing on its official valuation.
2. Is the lot size typical for this area?
No. At 5,665 sqft, the lot is smaller than average. It ranks in the bottom 21% on Browning Boulevard and the bottom 36% in Westwood. This is a meaningful trade-off for the larger house footprint.
3. What is the home's construction year, and how does it compare locally?
It was built in 1964. This makes it slightly newer than average on its street (top 25%), but roughly average for the broader Westwood neighborhood and the city. It is not a particularly old or new home for its immediate context.
4. Is the larger living area reflected in the home's rank citywide?
On a citywide scale, the living area is considered around average, ranking in the top 32% for comparable homes in Winnipeg. The extra square footage is much more noticeable when compared to houses on the same street or within Westwood than when compared to the entire city.
5. Why might the value be below average while the living space is above average?
This is the central dynamic of the property. A home’s assessed value is based on many factors beyond total square footage, including lot size, condition, finishes, and recent sale prices of comparable homes. In this case, the smaller lot and a below-average lot ranking appear to counterbalance the benefit of the larger house size, resulting in a valuation that is lower than what the interior dimensions alone might suggest.