3400 Assiniboine Avenue — Property Summary
Key Characteristics & Buyer Profile
This is a standout property in Winnipeg, both in size and value. With 2,793 sq ft of living space and a 14,839 sq ft lot, it ranks in the top 2% citywide for living area and the top 2% for land size. It sits on Assiniboine Avenue, in the Westwood neighbourhood, where the average home is roughly 1,372 sq ft and sits on a 6,491 sq ft lot. Compared to its own street, it’s in the top 7% for size and the top 4% for assessed value. The home was built in 1969, which is newer than the average on its street (1960) and in the community (1966), though roughly in line with the city average.
Where the appeal lies: This isn’t just a large house—it’s proportionally oversized relative to its surroundings. The lot alone is more than double the community average. That suggests privacy, outdoor space, and room for additions or landscaping. The assessed value ($928,000) is well above the street average ($533,000) and the neighbourhood average ($392,000), but the rankings show it’s not an outlier for the area—it’s among a small group of high-value homes in a stable, established corridor. This isn’t a flashy new build; it’s a property with substance and presence that holds its own in every local comparison.
Who it suits: Buyers who want more space than typical infill or subdivision homes offer, and who are willing to pay a premium for it in a mature neighbourhood. It’s a strong fit for someone who values square footage and land over trendiness—perhaps a family needing room to grow, someone who works from home and wants dedicated space, or a buyer with a long-term view who sees the lot as an asset. It’s less suited to someone looking for a starter home or a move-in-ready contemporary design.
Frequently Asked Questions
1. Is the assessed value of $928,000 the same as the market price?
No. The assessed value is used for property tax calculation and reflects the city’s estimate of market value at a specific point in time. It gives a rough benchmark, but actual market price depends on condition, demand, and recent sales. Given the property’s rankings, it’s reasonable to expect the market value to be in a similar range or higher, but it’s not a guarantee.
2. How does the 1969 build year affect maintenance or renovation needs?
A 1969 home is over 50 years old, so major systems (roof, furnace, windows, electrical, plumbing) may have been updated or may not have been. The data doesn’t specify upgrades. Buyers should budget for inspection and potential updates, but the build year being later than the neighbourhood average suggests it’s not one of the oldest homes on the street. The ranking is “above average” for its street and community, not a red flag.
3. What makes the lot size significant beyond just being large?
At 14,839 sq ft, the lot is more than double the community average. That means more yard space, potential for a garden, workshop, or future addition, and more distance from neighbours. It also affects privacy and resale value—large lots in established areas are increasingly rare. The trade-off is more upkeep, higher property tax, and possibly higher utility costs if the house is electric-heated or has extensive landscaping.
4. How does this property compare to newer homes in the suburbs?
Newer suburban homes often have modern finishes, open floor plans, and energy efficiency, but they typically sit on smaller lots (4,000–6,000 sq ft) in denser developments. This property offers more interior space and significantly more land, but the house itself is from 1969. It’s a trade-off between contemporary convenience and spatial generosity. For someone who prioritizes room to spread out and a quieter, more established street, this wins.
5. Is Westwood a good neighbourhood for resale value?
Westwood is a well-established area in Winnipeg with a mix of older and mid-century homes. The data shows this property ranks in the top 1% of the community for both size and assessed value, which suggests it’s among the most desirable homes in the area. Resale value will depend on how well the property is maintained and whether trends shift toward smaller lots or more central locations, but the land and size are strong anchors.