3420 Assiniboine Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 1,600-square-foot home built in 1984 on an 11,000-square-foot lot in Winnipeg’s Westwood neighbourhood. The property sits in a strong position compared to nearby homes: its lot size ranks in the top 5% citywide, and its assessed value of $643,000 places it in the top 6% across Winnipeg and the top 2% within Westwood. While the living area is slightly below the average for its own street, it beats the neighbourhood and city averages. The home itself is newer than most surrounding properties—built 24 years after the street average—and the land is substantially larger than typical for the area.
The appeal here is twofold. First, the lot offers rare space in an established neighbourhood where most homes sit on smaller parcels. Second, the assessed value signals a property that has held or gained value well relative to its peers. This isn’t a flashy or maximally renovated house, but it’s solidly above average in several key metrics. It would suit a buyer who values land and long-term value over turnkey perfection—someone willing to update or personalize a well-located home on an oversized lot. It’s less suited for those seeking a maximized interior or a bargain in a lower-priced area.
Frequently Asked Questions
1. How does the lot size compare to other homes in Westwood?
The lot is 11,000 square feet, which is nearly double the neighbourhood average of about 6,500 square feet. Within Westwood, that ranks in the top 3%. On its own street, the average lot is 10,920 square feet, so it’s close to the median there.
2. Is the assessed value of $643,000 a reliable indicator of market price?
Assessed value is used for property tax calculations, not as a direct market price. That said, a high citywide ranking (top 6%) and a top-2% ranking in Westwood suggest the property is valued well above typical homes in both the neighbourhood and the city. It’s a strong signal, but a realtor’s comparative market analysis would give a more precise selling price.
3. Why is the living area ranked lower on the street than in the neighbourhood or city?
The street has a high average living area (1,763 sqft), so 1,600 sqft is slightly below that—ranking in the top 52%. But compared to the broader neighbourhood (average 1,372 sqft) and citywide (1,342 sqft), it’s comfortably above average. In short, the street is above average itself, so the home is average there but above average elsewhere.
4. Is a 1984 build considered old or new in this area?
It’s newer than most. The average home on the street was built in 1960, and the neighbourhood average is 1966. Citywide, the average is also 1966. So this home is about 20 years newer than its immediate peers. It ranks in the top 6% of the street and top 2% of the neighbourhood by year built.
5. What kind of updates or renovations should a buyer expect?
The summary doesn’t list specific interior features. Given the 1984 build and the high assessed value relative to the area, the home may have been well-maintained or updated in some areas, but a buyer should verify the condition of major systems (roof, HVAC, windows, plumbing) and finishes. The large lot also offers potential for landscaping, expansion, or outbuildings, depending on zoning.