186 Cullen Drive – Property Summary

Key Characteristics & Buyer Suitability

This is a 1972-built home with 1,006 sq ft of living space, sitting on a notably generous 6,297 sq ft lot. The land is its strongest asset: within the Westdale neighbourhood, the lot ranks in the top 19% for size, and on Cullen Drive itself, it lands in the top 15%. The assessed value of $371,000 also stands out—it’s well above the street and neighbourhood averages, ranking 11th on the street and 186th in Westdale. The living area, however, is close to average for both the street and neighbourhood, and below average for Winnipeg as a whole. The home’s 1972 build year is typical for the area.

The appeal here is less about the house itself and more about the package: a solid, unremarkable floor plan on a larger-than-normal lot in a stable, established part of Winnipeg. That makes it a strong fit for buyers who value outdoor space or see room to expand or renovate—particularly if they’re willing to work with the existing layout rather than expecting a move-in-ready showpiece. It could also suit someone looking for a home that holds value in a modest, consistent market segment, rather than chasing the hottest neighbourhood.

Five Possible FAQs

1. Why is the assessed value high for the street, but the living space is average?
   The lot size is a major driver. Larger land parcels typically carry higher assessed values, even when the house itself is similar in size to neighbours. On Cullen Drive, this property’s lot is in the top 15%, which pushes its total value up compared to homes on smaller plots.

2. How does this home compare to others in Westdale?
   It holds up well on land and value, but is middle-of-the-pack on square footage and age. Westdale homes average about 1,029 sq ft and were mostly built around 1971, so this property is very typical for the area in those respects. Its lot, however, is nearly 1,100 sq ft larger than the neighbourhood average.

3. Is this a good choice for someone who wants to renovate?
   Possibly. The larger lot gives you room to add on or build out, and the home’s age means it may need updates anyway. That said, the existing 1,006 sq ft layout is modest, and any major addition would depend on zoning and permits. It’s more suited to a buyer who sees the land as the opportunity, not the house.

4. How does the property rank city-wide?
   The lot ranks in the top 25% of Winnipeg, and the assessed value sits right near the city average. The living space, though, is in the bottom third (top 73%). So you’re getting above-average land at a price that’s about par for the city, but a house that’s smaller than most.

5. What kind of buyer typically looks at this type of home?
   Often, buyers who value yard space over interior square footage, or who are comfortable with a 1970s-era home and see it as a long-term base for improvements. It can also work for someone downsizing from a larger house but not ready to give up a garden, or for a family wanting room for kids to play without paying for a big interior.