14 Henday Bay – Property Summary
Key Characteristics & Buyer Profile
This 1,045 sqft bungalow built in 1961 sits on a 6,246 sqft lot in Winnipeg’s Westwood neighbourhood. The home is priced at an assessed value of $348k, which sits below both the street and neighbourhood averages—a fact that reflects its smaller-than-average living area and land size relative to immediate neighbours.
Where the property stands out is at the citywide level. Its land area ranks in the top 26% across Winnipeg, meaning you’re getting a noticeably larger yard than most comparable homes in the city, even though it’s on the smaller side for its own street. The year built (1961) is also bang on for the street but slightly older than the neighbourhood and city averages, which lean toward 1966. This isn’t a negative—it often means more established landscaping and mature trees.
The appeal here is pragmatic. This is not a flashy or oversized home. It suits buyers who value a functional, modest interior paired with generous outdoor space in a stable, mid-century neighbourhood. First-time buyers, downsizers, or anyone looking for a solid entry point into Westwood without paying a premium for square footage they don’t need would find this property worth a close look. The below-average interior size may also appeal to those who prioritize a smaller footprint for lower maintenance and utility costs.
Frequently Asked Questions
1. Why is the living area ranked so low on the street but the assessed value isn’t as far behind?
Because the home is smaller than average for Henday Bay, but its assessed value ($348k) is closer to the street average ($369k). Smaller homes on larger lots often hold value better than expected, especially when land is scarcer citywide. The lot here compensates for the modest floor plan.
2. Does the older year built (1961) mean higher maintenance costs?
Not necessarily. A 1961 build is typical for this street and many homes in Westwood. What matters more is how well the mechanicals, roof, windows, and foundation have been maintained. The age suggests original character and likely mature landscaping, but a thorough home inspection is always wise. There’s no data here to suggest deferred maintenance.
3. How does the land area compare to a typical Winnipeg lot?
A 6,246 sqft lot is above average for Winnipeg overall (top 26%). Many newer subdivisions offer lots closer to 4,000–5,000 sqft. On Henday Bay, this lot is on the smaller side, but that’s relative to a street where lots tend to be generous—averaging 6,800 sqft.
4. Would this home be a good rental property?
Potentially, yes. The lower assessed value means a lower purchase price, and the smaller living area keeps maintenance and utility costs down. Larger lots often appeal to tenants who want outdoor space. That said, the rental market depends on local demand, and you’d want to check current rents in Westwood for similar bungalows.
5. What does “Top 68%” citywide for living area actually mean?
It means this home’s living area is roughly average compared to all comparable homes in Winnipeg. It’s not particularly small or large for the city—it falls in the middle range. The smaller-than-average size is only notable at the street and neighbourhood level, where homes tend to be larger.