Property score
56.0
Fair
Overall 56.0 · Smaller and older than most nearby homes
804 sqft (bottom 11%) · Built in 1969 (2 yrs older than avg)
Located in a above-average income area with median household income of ~86k
Transit 82.0 · 1-min walk to transit with 2 nearby routes · Within 500m: 2 schools, 3 parks, and 2 sports facilitys nearby
Living Area
Below average
22% smaller than neighborhood avg.
Year Built
Below average
2 yrs older than neighborhood avg.
Mother tongue
English · 83%French · 1%
Past 10 years Westdale sales snapshot (~80% of all data)
538
375k
$318/sqft
1971
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56.0 is composed by the two sections below.
Property Score
Community Score
Westdale
How to read: Share of sales in each ~$50k price band for “westdale” (Detached houses (non-condo), 2024). The tallest band is the mainstream budget range; multi-year view shows how that band shifts over time.
Sales-to-New-Listings
1,196
sold
1,852
new listings
Manitoba Real Estate Association March public data on New Listings and Properties Sold across Manitoba
Sold Above Asking
Majority sold above asking
68 of 104 sold above asking · Manually compiled from MLS Winnipeg sold listings, May 4 – May 10, 2026
With a Sales-to-New-Listings ratio of 64.6% and 65% of homes selling above asking price, demand is clearly outpacing supply. Buyers are competing, which is putting upward pressure on prices.
Dissemination area (DA) — Statistics Canada 2021 Census · Area: #46111140
$86K
Median household income
$101K
Average household income
3%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.4
P90 / P10 ratio
28%
Single-person households
24%
Families with children
Figures are for the census dissemination area containing this listing location; sources and margins may apply per Statistics Canada.
Rank by land area, larger = better rank
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: fill length ≈ share of peers you outperform. Fill color reflects tier (red / blue / amber / gray). “Avg” is a rough median benchmark for comparable homes in that scope.
To see this property on a map next to nearby houses—and compare year built, living area, assessed value, and lot size in detail—open the neighbourhood analysis page.
Nearby stops, routes & transit score
Dining, education, healthcare, shopping & more
101 Cullen Drive — 7 amenities found within 500 m, across 3 categories, including 2 education (nearest 127 m), 3 parks (nearest 233 m).
Westdale · WPS public data · 2026
Annual incidents
17
2026
vs. city avg
-42%
relative to avg
Year-over-year
▼ -91%
vs. prior year
Primary type
Violent
53%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 15% | Bottom 30% | Bottom 20% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
This is a compact 804 sqft home on a notably large 6,296 sqft lot in Westdale, Winnipeg. Built in 1969, its interior is on the smaller side compared to what’s typical for the street and the neighbourhood, where averages sit closer to 1,000 sqft. The real draw here is the land: the lot ranks in the top 25% citywide and comfortably exceeds the street average by over 700 sqft. The assessed value ($334,000) is around average for the street but sits notably higher than the neighbourhood average, likely reflecting the lot premium.
The appeal is straightforward but not obvious at first glance. This is not a move-in-ready home for someone seeking maximum interior space. It suits a buyer who values outdoor room—gardeners, those with a trailer or boat, or someone planning a future addition or redevelopment. It could also work for a downsizer who wants a low-maintenance footprint but refuses to give up a generous yard in a south Winnipeg neighborhood. The value is in the dirt, not the drywall.
How does the living area compare to other homes nearby?
It’s below average. On Cullen Drive, it’s ranked 86th out of 97 homes, meaning most houses on the street have more square footage. Inside, you’re getting about 22% less floor space than the average comparable home in Westdale.
Why is the assessed value above the neighbourhood average if the house is smaller?
Assessed value weighs land heavily. Your lot is larger and in a strong tier (top 25% citywide), so it pulls the valuation up even though the building itself is modest and older. The home’s value is driven more by where it sits than how big it is.
What’s the lot actually usable for under current zoning?
You’d need to check with the City of Winnipeg directly, but a lot of this size on a street like Cullen Drive often allows for future infill or a secondary suite depending on current bylaws. That’s not guaranteed, but the land area alone makes it a property worth investigating further if you’re thinking longer-term.
How much work does a 1969 home typically need?
Varies wildly by upkeep, but expect original mechanicals (furnace, wiring, plumbing) to be nearing or past their typical lifespan unless replaced. Roof and windows are also common replacement items in homes of this vintage. Budget for a thorough home inspection focused on these systems.
Would this be a good investment property?
Possibly, but not for the usual reasons. The rents won’t be high relative to a larger house, but the land component tends to hold value in established Winnipeg neighborhoods like Westdale. If you can buy below assessed value and hold, you’re betting on land appreciation rather than rental yield. That’s a different strategy than a typical rental flip.
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