18 Brownell Bay – Property Summary

Key Characteristics, Appeal, and Ideal Buyer

This is a 1970-built home in Winnipeg’s Westdale neighbourhood, with 1,080 sq ft of living space on a 3,361 sq ft lot. Its assessed value for tax purposes is $287,000.

What stands out most is the property’s strong position within its own street. On Brownell Bay, it ranks in the top 8% for assessed value and top 3% for build year, meaning it’s one of the newer and higher-valued homes on the block. The living space is close to the street average, so it fits in without being an outlier. This makes the home feel like a good match for its immediate surroundings, not out of place.

The trade-off is the lot size. At 3,361 sq ft, it’s noticeably smaller than both the Westdale neighbourhood average (5,168 sq ft) and the Winnipeg average. That’s typical for a home built in 1970, and it means less yard to maintain, but also less outdoor space.

The appeal lies in the balance: a solidly sized interior on a manageable lot, on a street where the homes are similarly valued and similarly aged. It’s not the biggest property in the area, but it’s consistent and well-placed relative to its neighbours.

Ideal buyers would likely be people looking for a home in an established, older neighbourhood without paying a premium for a large yard. First-time buyers, downsizers, or anyone who prioritises indoor square footage over outdoor space would find this practical. It’s also a good fit for someone who values street-level stability—where the homes around you are comparable in age and assessment—rather than buying into an area with wide variation.

Five Possible FAQs

1. How does this home’s size compare to others in Westdale?
It’s slightly above the neighbourhood average. The typical home in Westdale is around 1,029 sq ft, so at 1,080 sq ft, this property offers a bit more room than most nearby homes.

2. Why is the assessed value lower than the city average but higher than the street average?
The citywide average assessed value is $390,000, which pulls the number up due to homes in higher-value areas. On Brownell Bay, the average is $262,000, so this home’s $287,000 is above the street norm but still below Winnipeg as a whole. That’s common for Westdale.

3. Is a smaller lot a disadvantage in this neighbourhood?
It depends on your priorities. The lot is smaller than typical for Westdale, which means less garden space or room for additions. On the other hand, it also means lower maintenance and potentially lower property tax relative to larger lots nearby.

4. How does the 1970 build year hold up compared to newer homes?
Homes from that era are generally well-built with solid materials, but they may need updates to systems like windows, insulation, or wiring. Being among the newer homes on the street is a plus for consistency, but it’s worth checking the condition of major components.

5. What does “top 8% on the street” for assessed value actually mean for resale?
It suggests the property is already valued higher than most others on Brownell Bay, which could be due to size, condition, or updates. That can be an advantage if the street itself is desirable, but it also means less room for appreciation relative to lower-valued neighbours.