173 Browning Boulevard – Property Overview
Key Characteristics & Buyer Profile
This is a 1,081 sqft single-family home built in 1963, sitting on a 6,474 sqft lot. The property's most notable feature is its lot size: it ranks above average on its street (top 21%), within its Westwood neighbourhood (top 30%), and citywide (top 23%). In practical terms, this means the yard offers more space than most comparable properties in Winnipeg—a clear edge for anyone who values outdoor room, gardening, or the potential for future expansion.
The assessed value currently sits at $353,000, which is around average for the street and falls slightly below the neighbourhood and city averages. While the living area is smaller than typical homes on Browning Boulevard and in Westwood, it remains close to the citywide average, suggesting it's not unusually small by broader standards.
The appeal here lies in the land-to-house ratio. Buyers who are willing to work with a more compact interior in exchange for a generous lot will find good value. It suits someone looking for a starter home with room to grow, a renovator interested in adding square footage, or a buyer who simply prioritises outdoor space over a large floor plan. It's less suited to anyone needing a turnkey, spacious interior right away.
Frequently Asked Questions
1. How does this property compare to others in the area?
It's a mixed picture. The lot is larger than most, which is a strong advantage. But the living area is below average on the street and in the neighbourhood, while the assessed value and year built are around average. It stands out for its land, not its house size.
2. Is the assessed value a reliable indicator of market price?
Assessed value is a lagging indicator based on city valuations, not current market conditions. It gives a ballpark, but actual sale prices depend on demand, condition, and recent sales of similar homes. This property's below-average house size may push the sale price below the typical ratio for the neighbourhood.
3. Could I add onto the house later?
The larger lot certainly makes an addition more feasible than on a smaller property. However, you'd need to check local zoning bylaws, setback rules, and any Westwood-specific restrictions. The 1963 build means older construction methods, which could complicate renovations.
4. How does the living area affect daily use?
At 1,081 sqft, this is a compact home. Rooms will feel modest, and storage may be limited. Buyers coming from a larger space will notice the difference. But for a single person, couple, or small family, it can be perfectly livable—especially if you value the outdoor space as an extension of your living area.
5. What does "around average" for the year built mean for maintenance?
A home built in 1963 is over 60 years old. While "average" in this context just means typical for the area, it suggests you should expect older systems: likely the original or updated plumbing, electrical, roof, and furnace. A thorough home inspection is essential to understand what's been replaced and what's nearing end-of-life.