35 Amundsen Bay – Property Summary
Key Characteristics & Buyer Profile
This is a 1961 bungalow with 1,139 sq. ft. of living space on a 6,553 sq. ft. lot, located in Winnipeg’s Westwood neighbourhood. Its standout feature is the lot: it ranks 4th out of 43 homes on Amundsen Bay (top 9%), and in the top 22% city-wide for land area. The assessed value of $350,000 is above average for the street (top 28%) but sits below the neighbourhood and city medians, which hover around $390,000. The home itself is slightly older than nearby homes—the neighbourhood average year built is 1966—and the living area is typical for the street but below the Westwood average.
The appeal here is space and value. Buyers get a large, private lot on a quiet street without paying a premium for a larger house they don’t need. The property suits people who prioritize outdoor space, gardening, or future expansion potential over a move-in-ready interior. It may also appeal to those who see a value gap: the house is assessed lower than many neighbours despite sitting on better land—a detail worth investigating when comparing recent sales. It’s less suited to buyers seeking a modernized home or a “turnkey” property in a top-tier neighbourhood.
Frequently Asked Questions
1. Why is the assessed value lower than the neighbourhood average when the lot is larger?
Assessed value weighs both land and structure. Here, the 1961 house and its modest living area (1,139 sq. ft.) pull the total below the Westwood median, even though the lot itself is above average. The home’s age and size offset the land advantage in the assessment.
2. How does the living area compare to similar homes in the area?
On Amundsen Bay, the 1,139 sq. ft. is around average (the street median is 1,184 sq. ft.). But in Westwood as a whole, it’s below average (neighbourhood median: 1,372 sq. ft.). So it’s a typical size for this specific street, but smaller than many homes in the broader neighborhood.
3. Does the above-average lot mean the property has redevelopment potential?
Possibly, but it’s not automatic. Winnipeg zoning and lot dimensions matter more than raw square footage. You’d need to check whether the lot meets current minimums for subdivision or secondary suites. Given the lot ranks top 9% on the street, it’s worth exploring, but not guaranteed.
4. Why does the home rank higher on its street than in the neighbourhood for assessed value?
The street itself has lower average values ($339,500) compared to the broader Westwood area ($392,100). So even though this home is above-average for Amundsen Bay, it still falls short of many homes in the rest of the neighbourhood, which tend to be newer and slightly larger.
5. Is the year built (1961) a concern compared to newer homes nearby?
It depends on maintenance history. The street average is 1961, so most homes here are similar vintage. But Westwood’s median is 1966, meaning many surrounding homes are five years newer. The main difference isn’t just age—it’s that 1960s construction often uses different materials (e.g., aluminum wiring, cast iron drains) that may need updating. A home inspection is advisable, especially for electrical and plumbing.