Key Characteristics & Buyer Profile
This is a 1964-built home on Leacock Avenue in the Westwood area of Winnipeg. The property sits on a 6,408 sqft lot, with a 1,255 sqft living area and an assessed value of $406,000. Compared to other homes in its immediate street, the living space is below average (ranking 14th out of 19), but the property is closer to average within the broader Westwood neighbourhood and the city as a whole. Where this home stands out is its land size: the lot is larger than 76% of properties city-wide, which is a meaningful advantage in a mature neighbourhood where larger parcels are increasingly uncommon.
The appeal here is less about the house itself being exceptional on paper, and more about the land-to-price ratio. The assessed value is slightly above both the street and neighbourhood averages, which suggests the premium is tied to the lot rather than the structure. For a buyer who values outdoor space, garage potential, or future renovation flexibility, this offers a solid entry point into a stable, mid-century area. It would also suit someone looking for a home that’s not overbuilt for its lot – something that can be harder to find in newer subdivisions.
The building’s age (1964) is typical for the area, so finishes and systems will likely reflect that era unless updated. This property is probably best for buyers who are comfortable with a project, or those who prioritize yard space over a large interior footprint. It’s less suited for someone seeking a turnkey home with generous living area.
Five Possible FAQs
1. How does the living area compare to other homes nearby?
On this street, the home is on the smaller side – about 130 sqft below the average. But within Westwood and across Winnipeg, it sits very close to the median. So it’s not unusually small for the neighbourhood, just a bit more compact than the houses directly around it.
2. Is the assessed value of $406,000 higher than expected for this area?
It’s slightly above the street average ($404,000) and moderately above the Westwood average ($392,000). The higher assessment likely reflects the larger land size rather than the structure itself, since the house is fairly typical for the era.
3. Why is the lot considered a standout feature?
At 6,408 sqft, the lot is bigger than three-quarters of all residential properties in Winnipeg. That’s notable because Westwood is an established area where large, undeveloped lots are rare. The extra space opens up options for expansion, a detached garage, or simply more yard than what’s common in newer builds.
4. What should I know about a home built in the mid-1960s?
Homes from this period often have solid construction but may need updates to insulation, windows, mechanicals, and plumbing. It’s worth budgeting for potential upgrades. The age is typical for the street and neighbourhood – neither newer nor significantly older than the surrounding homes.
5. Where does this property rank across the whole city?
For living area, it’s in the top 45% citywide. For assessed value, the top 37%. The standout is the lot, which ranks in the top 24% citywide. The build year falls right around the middle for Winnipeg, so it’s neither unusually old nor new compared to other homes in the city.