Property score
48.6
Below average
Overall 48.6 · Smaller than most nearby homes
720 sqft (bottom 6%) · Built in 1970 (1 yr older than avg)
Located in a above-average income area with median household income of ~86k
Transit 88.0 · 1-min walk to transit with 3 nearby routes · Within 500m: 1 school, 1 healthcare facility, 2 shops, and 2 parks nearby
Living Area
Below average
30% smaller than neighborhood avg.
Taon ng Paggawa
Near average
1 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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48.6 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 na bahay (hindi 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.
Lupa: mas malaki = mas magandang ranggo
Taon: mas bago = mas magandang ranggo
Living area: mas malaki = mas magandang ranggo
Assessed value: mas mataas = mas magandang ranggo
Bar: ang haba ng fill ≈ bahagdan ng mga kapantay na na-outperform mo; gradient na pula → dilaw → asul sa axis (pakaliwa pakanan). Putol-putol na vertical line ≈ median benchmark; puting tick (may shadow) = posisyon mo. Mga kulay ng badge / diamond at flame icon ay sumasalamin pa rin sa tier.
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.
Mga malapit na hinto, ruta at transit score
Dining, education, healthcare, shopping & more
12 Brownell Bay — 9 amenities found within 500 m, across 6 categories, including 1 education (nearest 333 m), 1 healthcare (nearest 371 m), 2 shopping (nearest 184 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%
Parehong kalye
Parehong lugar
Buong lungsod
| Sukat | Parehong kalye | Parehong lugar | Buong lungsod |
|---|---|---|---|
Presyo ng benta | Top 50% | Bottom 35% | Bottom 23% |
Humiling ng eksaktong mga numero sa email
Address · Year Built · Living Area
Address · Distansya
Address · Assessed Value
This is a compact, efficiently priced home that punches above its weight in assessed value relative to its size. At 720 square feet of living area, it’s noticeably smaller than average on its street, in the Westdale neighborhood, and across Winnipeg. The lot is also modest—3,360 square feet, which ranks in the bottom 20% citywide. But the assessed value of $270,000 sits well above the street average of $261,700, ranking in the top 30% on Brownell Bay itself. That suggests a property that may have been well-maintained or updated in ways the market recognizes, even if the footprint is small. The year built is 1970, which is essentially middle-of-the-pack for the city but stands out on the street (top 3%), meaning this is one of the newer homes in its immediate context.
The appeal here is less about space and more about value density. A buyer gets a property that’s assessed higher than most neighbors, implying its condition, location, or finishes add worth beyond square footage. The smaller size also means lower utility costs and potentially less maintenance. The land, while small by suburban standards, is still a functional quarter-acre lot—enough for a modest yard or garden, but not for expansion or oversized garages. This suits a first-time buyer, a downsizer who values quality over quantity, or someone looking for an affordable entry point into a stable neighborhood like Westdale. It may also appeal to an investor targeting a low-cost property with solid assessed value and room to rent or flip, provided the compact living area and lot size don't limit resale.
1. How does the assessed value compare to similar homes, and why might it be higher than the street average?
The assessed value of $270,000 is about $8,300 above the street average and ranks in the top 30% on Brownell Bay. That difference likely reflects upgrades, a desirable interior condition, or specific features (like a newer roof, windows, or finishes) that add worth beyond what floor plans alone suggest. It's worth checking the assessment notice for details, but the gap is notable for a home with below-average living area.
2. The living area is 720 sqft—is that considered small, and how does it affect daily use?
It is small relative to the street average of 1,011 sqft and far below the citywide average of 1,342 sqft. But "small" here is a trade-off: less space means easier cleaning, lower heating and cooling costs, and often a more efficient layout. Buyers accustomed to open-plan living or who don't need separate dining rooms or home offices may find it comfortable. It's not ideal for large families or frequent entertaining.
3. What are the implications of the below-average land area?
The 3,360 sqft lot places it in the bottom 20% citywide. That limits options for additions, large sheds, or extensive landscaping, but it also means less yard work. For a buyer who values a manageable outdoor space—a patio, small garden, or just a place for kids to play—it's usually sufficient. If you want room for a workshop, a pool, or a large vegetable garden, you'll need to look elsewhere in Westdale.
4. How does the age of the home (1970) affect its condition and maintenance?
Homes from 1970 are now over 50 years old. That means common systems (furnace, water heater, roof) may have been replaced once or twice, depending on the owner. It's wise to check the condition of the foundation, windows, and electrical when viewing. On the positive side, the home ranks in the top 3% newest on its street, so it's likely one of the more modern structures in the immediate area. Expect typical mid-century construction (e.g., wood frame, asphalt shingles) unless upgrades have been made.
5. Is this property a good investment compared to others in Westdale or Winnipeg?
It's a mixed picture: the low living area and land area put it at a disadvantage for appreciation based on square footage alone. But the higher-than-average assessed value suggests it's been cared for or positioned well. Westdale itself is a stable, established neighborhood in Winnipeg, which helps limit risk. For an investor, the lower purchase price relative to larger homes could mean better cash flow if rented, but resale may be slower among buyers seeking more space. It's a solid entry point, not a high-growth play.
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