31 Galinee Bay – Property Summary
Key Characteristics & Buyer Profile
This is a 1963 bungalow with 1,099 square feet of living space on a 7,117-square-foot lot. The assessed value sits at $388,000. The standout feature here is the land: the lot ranks in the top 13% on its street, top 17% in the neighbourhood, and top 16% citywide for size. That’s significantly above average at every level. The house itself is older—built the same year as most homes on the block (average is 1962), but the living area is below average for both the street and neighbourhood. The assessed value is close to the norm in all three comparisons, suggesting the land is doing much of the heavy lifting in terms of worth.
The appeal here is not the house size but the property itself. For someone who values outdoor space—gardening, a workshop, a large garage, or room to build an addition—this lot gives you flexibility that most Winnipeg homes in this price range don’t. It’s not a turnkey interior story; it’s a longer-term play. This would suit a buyer who’s comfortable with a smaller, older home but sees the potential in the land. It’s also a strong fit for someone looking to get into a solid Westwood neighbourhood without paying a premium for square footage they don’t need. The house is functional, but the real asset is what sits underneath it.
Frequently Asked Questions
1. How does this property compare to others on Galinee Bay?
On its street, this home has one of the largest lots (ranked 5th out of 39, top 13%) and is one of the older homes (ranked 2nd out of 39, top 5%). Its assessed value is slightly above the street average ($388K vs. $377K), but its living area is below average (1,099 sqft vs. 1,332 sqft). So you’re getting a bigger piece of land than most neighbours, but a smaller house.
2. Is the assessed value fair compared to similar homes in Winnipeg?
Yes, it’s around average citywide. The property ranks in the top 42% for assessed value among comparable homes in Winnipeg. That aligns closely with the citywide median of $390K. The land is above average, but the smaller living area balances things out.
3. What are the renovation or expansion possibilities?
With a 7,117 sqft lot that ranks in the top 16% citywide, there’s room for additions, a garage, a shop, or extensive landscaping. That said, you’d need to check local zoning and setback rules for Galinee Bay and Westwood. The 1963 build suggests the house may have simple construction, which can make additions easier—but it also may need updates to meet current codes.
4. How does the neighbourhood (Westwood) compare to the rest of Winnipeg in terms of value?
Westwood is near the middle of the pack. The average assessed value for comparable homes in this neighbourhood is about $392K, which is close to the citywide average. The lot sizes here are generally above the city average (6,491 sqft vs. 6,570 sqft). It’s not a high-cost area, but land tends to hold value well here.
5. Who typically buys homes like this one?
Buyers who prioritize land over interior square footage—empty nesters wanting a big yard, first-time buyers looking for a fixer-upper in a solid area, or investors banking on future development potential. Because the house is modest and the lot is generous, it doesn’t compete with renovated or larger homes in the same price bracket. It’s a property for someone with a vision, not someone wanting move-in ready perfection.