This is a 1,180-square-foot home built in 1965, sitting on a 5,397-square-foot lot in Winnipeg’s Westwood neighbourhood. Its assessed value is $355,000.
The property’s main draw is consistency. It lands squarely in the middle of the pack across nearly every metric—living area, value, and age are all “around average” relative to the street, neighbourhood, and city. For a buyer who wants a predictable, no-surprises entry point into a stable area, this home delivers exactly that. The lot is slightly smaller than the neighbourhood average, but the home itself is well within the typical range for Canoe Bay.
This property best suits a first-time buyer or someone looking to downsize without sacrificing a solid, mid-range asset. It lacks the standout features that drive up competition (and price), which works in favour of someone who values practicality over prestige. It’s a sensible, defensible choice—not a flip opportunity or a trophy home, but a functional place that aligns with what most homes in the area offer.
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How does this home’s lot size compare to others nearby?
The lot is 5,397 sqft, which is a bit smaller than the Westwood neighbourhood average of 6,491 sqft and the street average of 5,748 sqft. It ranks in the top 65% on the street, so there are smaller lots, but it’s on the compact side for the area.
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Is the assessed value a good indicator of the asking price?
The city’s assessed value is $355,000, which is essentially the same as the street average ($355,700). Assessed value often lags behind market conditions, but here it suggests the property is priced in line with its peers—neither a standout bargain nor overvalued.
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What does “Top 52% Citywide” mean for value and living area?
It means this home outperforms 52% of comparable citywide properties in both assessed value and living area, while 48% are above it. It’s a textbook middle-of-the-market position—neither at the top nor the bottom, which tends to make it easier to sell later and less risky in a downturn.
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The year built says “Above Average” on the street but “Around Average” citywide—why the difference?
On Canoe Bay, this home is newer than many neighbours (ranked #11 out of 37, or top 30%), but citywide it matches the 1966 average almost exactly. The street has a slightly older mix of homes, so this one stands out modestly at the micro level without being exceptional overall.
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Is a 1965 home likely to need major updates?
It depends on maintenance history, but a home of this age typically has original mechanicals (furnace, electrical, plumbing) unless replaced. The value and ranking data suggest it’s not a fixer-upper, but a focused home inspection is the only way to know whether the roof, windows, or systems have been updated.