Key Characteristics & Buyer Profile
This is a 1,238 sq ft single-family home built in 1969, sitting on a 5,901 sq ft lot in Winnipeg’s Westwood neighbourhood. The property’s standout feature is its construction year—it’s the newest home on Dickens Drive, ranking 1st out of 70 houses on the street, and well above the neighbourhood average of 1966. That matters more than you might think: in a street where most homes were built in the late 60s, this one avoids some of the maintenance surprises that come with slightly older foundations, wiring, or plumbing.
Its living space is slightly below the street average (1,445 sq ft) but lands near the middle for both the neighbourhood and the city overall. The assessed value of $355,000 sits below the neighbourhood average of $392,000 and the city average of $390,000. That’s not necessarily a red flag—it often reflects a home that hasn’t been pumped up by recent renovations or speculative pricing. The lot is a touch smaller than the street norm (6,225 sq ft average) but remains competitive citywide.
The appeal here is pragmatic. This isn’t a flashy, move-in-ready flip or a premium listing. It’s a solidly average-sized home on a workable lot, with a slight age advantage over its immediate neighbours and a tax assessment that suggests room for value growth. It would suit buyers who are comfortable with cosmetic updates, prefer a quieter street in an established neighbourhood, and want to avoid overpaying for surface-level upgrades. First-time buyers with some renovation budget, or investors looking for a property with solid bones in a stable area, would likely find this worth a closer look.
Five Possible FAQs
1. Why is the assessed value below both the street and neighbourhood average?
The $355,000 assessment ranks 65th out of 70 homes on Dickens Drive. That’s not necessarily a sign of poor condition—it often reflects a home that hasn’t had major recent renovations or additions. Buyers sometimes see this as an opportunity: the property’s base value is lower, so any improvements you make could have a clearer impact on future value.
2. What does it mean that the house is the newest on the street, but only from 1969?
It means every other house on Dickens Drive is older—some by only a year or two, but others possibly more. In practical terms, you’re getting a home built at the tail end of a similar construction era, which usually means compatible layout styles and materials, but with a slight edge in terms of deferred maintenance. You’re still looking at a 55+ year old home, so expect to budget for typical mid-century issues like old windows, original plumbing, or insulation that could be upgraded.
3. Is a 5,901 sq ft lot considered small for Westwood?
It’s slightly below the neighbourhood average of about 6,491 sq ft, but not dramatically so. On the street itself, it’s in the middle of the pack (ranked 47th out of 70). Citywide, it actually ranks in the top 35%, meaning your lot is still larger than most in Winnipeg. You won’t get a massive backyard, but there’s room for a garden, a small shed, or a patio without feeling cramped.
4. How does the 1,238 sq ft living space compare to similar homes in the area?
Locally, it’s close to the neighbourhood average of 1,372 sq ft, and almost exactly at the city average of 1,342 sq ft. On the street, it’s noticeably smaller than the 1,445 sq ft average, which suggests many neighbours have larger floor plans. That could mean this house has three bedrooms instead of four, or a more compact layout. It’s worth confirming how the space is used—if the kitchen and living areas are well-designed, the square footage can still feel generous.
5. Should I be concerned about the “near average” rankings in multiple categories?
Not necessarily. For an established home in a mid-century neighbourhood, sitting right around the average for living space, lot size, and value is actually a fairly stable position. It means you’re not buying a property that’s an outlier in any negative sense—no tiny lot, no inflated assessment, no unusually small floor plan. The risk is lower than buying a home that’s significantly smaller or more expensive than everything around it. The real question is whether the home’s condition and layout meet your needs, which these stats don’t directly measure.