15 Dickens Drive – Property Summary
Key Characteristics & Ideal Buyer Profile
This is a compact, well-maintained home built in 1968, situated on a smaller-than-average lot in the Westwood neighbourhood of Winnipeg. At 1,204 square feet, the living area is below the street average but aligns closely with citywide norms—suggesting it’s a modestly sized home in a street where houses tend to be larger. The assessed value of $365,000 is below both the street and neighbourhood averages, reflecting the smaller square footage and lot size rather than any major deficiency.
The property’s main appeal lies in its relative affordability within a higher-value street context. Buyers get into a street where the average home is more expensive and larger, but at a noticeable discount. The year built ranks in the top quarter locally, meaning this home is older than many on the block but newer than most in the wider neighbourhood. That slight newness may translate into fewer immediate updates versus comparably aged homes nearby.
This property best suits a buyer who values location over square footage—someone willing to trade interior space for access to a specific street or school catchment. It may also appeal to investors or first-time buyers looking for a lower entry point in a neighbourhood where most homes command a premium. The smaller lot could be a plus for those wanting less yard maintenance. It’s less suited to families needing generous indoor or outdoor space, or anyone prioritizing resale comparability on the same street.
Five Frequently Asked Questions
1. How does the assessed value compare to similar homes nearby?
The assessed value of $365,000 is below the Dickens Drive average ($410,100) and slightly below the Westwood neighbourhood average ($392,100). Citywide, it sits near the median. The lower value is consistent with the home’s smaller living area and lot size—not an indication of poor condition.
2. Is the lot size a concern for resale?
The land area of 5,196 sq ft ranks in the bottom 10% on Dickens Drive and bottom 16% in Westwood. Smaller lots can limit resale appeal to buyers who prioritize outdoor space, but they can also attract those seeking lower maintenance and a lower purchase price. It’s a trade-off, not a flaw.
3. What does “rank” tell me about this property compared to others?
Each rank shows how this home stacks up against comparable properties within the same scope. For example, ranking #17 of 70 on the street for year built (top 24%) means it’s newer than most homes on Dickens Drive. Conversely, ranking #65 for lot size (bottom 7%) confirms the land is notably smaller than typical for the street.
4. Why is the living area “below average” on the street but “around average” citywide?
Dickens Drive has an unusually high average living area of 1,445 sq ft, so this home’s 1,204 sq ft stands out as small locally. However, the citywide average for comparable homes is only 1,342 sq ft, so the property is much closer to the norm when viewed across all of Winnipeg.
5. Does the home need updates given it was built in 1968?
No information about renovations or current condition is provided. The year-built ranking is solid for the area—newer than most nearby—but a 1968 home will likely require some updates typical of that era (windows, mechanicals, finishes). Buyers should budget for an inspection and factor in possible deferred maintenance regardless of the favourable age ranking.