91 Coleridge Park Drive – Property Summary
Key Characteristics & Buyer Profile
This is a 1,738 sqft home built in 1969 on an 8,138 sqft lot, located in Winnipeg’s Westwood neighbourhood. The property’s strongest asset is its assessed value relative to the area: it ranks in the top 3% of the neighbourhood and top 9% citywide, with an assessed value of $588,000. The land is also a standout—above average both locally and citywide, putting it in the top 11% in both categories. By contrast, the living area is on the smaller side for its street (top 75%) but still above average for the neighbourhood and city. The home’s age (1969) is slightly older than the street average (1972) but newer than much of the surrounding area.
The appeal lies in the combination of a strong lot and a relatively modest footprint. This makes the property attractive to buyers who value outdoor space or potential for expansion, rather than turnkey square footage. It also offers strong value retention: the assessed value is elite for the neighbourhood, suggesting the land and location are driving appreciation more than the house itself. This could appeal to buyers planning a renovation, an addition, or a long-term hold in a stable area. It’s less suited for someone seeking a large, move-in-ready interior or a newer build without work.
Frequently Asked Questions
1. Why is the living area considered below average on the street but above average in the neighbourhood?
The street has unusually large homes—the average is 1,990 sqft—so 1,738 sqft looks small by comparison. But across the wider Westwood neighbourhood, the average home is 1,372 sqft, so this property is actually roomier than most nearby.
2. Does the assessed value reflect what I’d pay for the home?
Not directly. Assessed value is a municipal estimate used for property tax calculations, not a market price. That said, a top-3% neighbourhood rank indicates the property is considered high-value relative to others in Westwood, which often aligns with stronger resale potential.
3. Is the lot usable, or is it mostly frontage and odd shape?
The data only shows total area (8,138 sqft), not dimensions or layout. Buyers should request a survey or site plan to confirm how much of the lot is functional for gardens, parking, or an addition. The street average is 9,143 sqft, so the lot is on the smaller side for Coleridge Park Drive, but still generous citywide.
4. How much work does a 1969 home typically need?
That depends entirely on maintenance history, which isn’t provided here. Homes from this era often have original wiring, plumbing, or insulation that may need updating. A thorough home inspection is recommended, especially for the roof, foundation, and mechanicals.
5. Is Westwood a good area for families or investors?
Westwood is a well-established Winnipeg neighbourhood with a mix of older homes and newer infill. The top-3% assessed value ranking suggests demand is steady. Families may appreciate the lot size and relative quiet, while investors might see potential in adding square footage to an underbuilt property.