16 Farnley Place – Property Overview

Key Characteristics & Buyer Fit

This is a 1974-built home on Farnley Place in Winnipeg’s Westdale neighbourhood, with 988 sq. ft. of living space on a 5,935 sq. ft. lot. What stands out here isn’t the size—it’s the story the numbers tell across different scales. On its own street, this property ranks last in both living area and lot size, meaning it’s the smallest of ten homes. But zoom out to the broader Westdale community, and it sits close to the average for both living space and land. That’s a useful reality check: the street is an outlier, not the neighbourhood.

The assessed value of $363,000 is above the Westdale average ($307,000) but below Farnley Place’s average ($385,000). So the buyer is paying a premium for the location relative to the community, but getting a relative deal compared to immediate neighbours. The home itself is newer than most in the area (tied for newest on the street), which may appeal to someone who wants a more modern build without the premium of a brand-new house.

Who it suits: Buyers who are willing to trade interior and lot square footage for a well-ranked street with newer construction. This isn’t a starter home that outgrows itself quickly—it’s more for someone who values compact, efficient living and doesn’t need to keep up with the Joneses on lot size. Investors might also find it interesting: the assessed value positions it competitively for the community, though the street-level comparison suggests limited upside unless the neighbourhood’s overall value rises.

Five Possible FAQs

1. Why is the property ranked 10th out of 10 on its street for both living area and lot size, but the assessment is still above the neighbourhood average?
That’s because Farnley Place has larger-than-typical homes for Westdale. So even though this is the smallest house on the street, it’s still above the community norm in assessed value. The street skews higher-end, and this property benefits from that context.

2. How recent is the build, and does it need major updates?
It was built in 1974, which is newer than the average home in both Westdale (1971) and Winnipeg overall (1966). While it’s not new, it avoids some of the deferred maintenance issues common in older housing stock—things like aging knob-and-tube wiring or failing plaster. Still, 50-year-old homes often need roof, furnace, or window upgrades, so a home inspection is wise.

3. Is this a good fit for a family?
It depends on the family. At 988 sq. ft., it’s compact. If you’re used to newer suburban builds with bonus rooms and open layouts, this will feel tight. But for a couple or a small family who prioritizes location over square footage, the Westdale area offers solid schools, parks, and walkability.

4. How does the lot size affect resale value?
The 5,935 sq. ft. lot is below the street average (8,001) but on par with Westdale’s norm (5,168). Smaller lots can limit expansion potential for buyers who want to add on, but they also mean less yard maintenance. In a neighbourhood where larger lots are common on certain streets, this property may appeal more to low-maintenance buyers.

5. What does “near average” mean for the city-wide comparison?
For all four metrics (living area, lot size, build year, assessment), this home lands within the middle 30-50% of Winnipeg properties. That’s not standout, but it’s not lagging either. It’s a solidly average city-wide home that happens to be on an above-average street—which is a more nuanced position than just calling it “good” or “bad.”