Property Summary: 3414 Assiniboine Avenue
Key Characteristics & Buyer Profile
This is a 1983-built home with 1,624 sq ft of living space on an 11,000 sq ft lot, assessed at $634,000. Its appeal lies in an unusual combination of newer construction (top 7% on the street, top 2% in the neighbourhood) and a large lot (top 3% in the area, top 5% citywide). The house is slightly below average in size compared to its immediate street neighbours—many of which are older, larger homes—but significantly larger than the typical home in the broader Westwood area and across Winnipeg.
The lot size stands out most. An 11,000 sq ft property within the city is increasingly uncommon, especially in a neighbourhood where the average lot is just over 6,400 sq ft. The assessed value reflects this: it sits in the top 2% of the neighbourhood and top 6% citywide.
This property would suit a buyer who prioritises outdoor space and privacy over maximum square footage inside. It’s a strong fit for someone who wants a newer home in an established area without compromising on yard size. Because the house is not oversized for the lot, there’s also potential for future expansion or landscaping projects. It may appeal less to buyers who want the largest house on the block, or who are focused purely on interior square footage per dollar.
Five Possible FAQs
1. How does the living space compare to other homes in the area?
It’s smaller than the average home on Assiniboine Avenue (1,763 sq ft), but larger than most in Westwood (average 1,372 sq ft) and the city overall (1,342 sq ft). So while it’s not the biggest on the street, it’s well above typical for the neighbourhood.
2. What makes the lot size notable?
At 11,000 sq ft, it’s roughly 70% larger than the average Westwood lot. Only 3% of properties in the area have more land, and citywide it ranks in the top 5%. That’s a meaningful advantage for anyone who values yard space.
3. Is the assessed value high for what this is?
Yes, relative to the neighbourhood. The $634,000 assessment puts it in the top 2% of Westwood, where the average is $392,000. That reflects both the larger lot and the newer construction. On the street itself, it’s top 20%.
4. When was the house built, and does that matter for maintenance?
Built in 1983, it’s newer than the vast majority of homes in Westwood (average 1966) and on Assiniboine (average 1960). A home from the 80s typically means more modern construction standards than 1960s builds, but it’s old enough that systems like the roof, furnace, or windows may have been updated—or may need attention soon. It’s worth checking.
5. Is this a good candidate for renovations or additions?
Potentially, yes. The lot provides room to expand outward, and the house isn’t already maxing out the footprint. The fact that the current home is slightly undersized for the street but oversized for the neighbourhood means an addition could bring it closer to street averages without feeling out of place locally.