2 Briarbrook Bay – Property Summary

Key Characteristics & Buyer Suitability

This is a 966 sq ft home built in 1975, sitting on a 4,217 sq ft lot. Its strongest feature is the year built: it ranks #1 on its street and in the top 3% of the Westdale neighbourhood for newer construction, meaning it’s one of the youngest homes in an area where many homes are older. The living area is below average for Winnipeg overall but fairly typical for its immediate street and neighbourhood. The assessed value of $258,000 sits below both the street and neighbourhood averages, which could reflect either a more modest finish level or a pricing gap worth investigating.

The appeal here is less about square footage or lot size and more about getting a newer build within an established, older neighbourhood. For buyers who prioritize a home that doesn’t require major structural updates (roof, foundation, mechanicals common in older homes) but still want to be in Westdale, this could be a sweet spot. It would suit first-time buyers looking for something move-in ready, downsizers who want a manageable footprint without the maintenance of a 1950s house, or anyone who values build-year over land area. The lot, while not large, is still a standard city lot—not cramped, but not sprawling.

Frequently Asked Questions

1. How does the living area compare to other homes nearby?
It’s 966 sq ft, which is right around the street average of 965 sq ft and slightly below the Westdale neighbourhood average of 1,029 sq ft. Citywide, it’s smaller than most comparable homes (average 1,342 sq ft), so it’s a compact house relative to the broader market.

2. Is the assessed value a good deal?
At $258,000, it’s below the street average ($269,400) and well below the neighbourhood average ($307,400) and city average ($390,100). This could mean it’s undervalued or that it needs work not reflected in the data—worth confirming with a comparative market analysis or in-person viewing.

3. What’s the lot like? Is it big enough for a garage or garden?
The lot is 4,217 sq ft, which ranks around the middle on its street and slightly below average for Westdale. It’s not oversized, but it’s a typical suburban lot that could accommodate a single detached garage, a patio, or a garden—just not large-scale landscaping or an extra structure.

4. Why does the year built matter so much for this property?
In Westdale, most homes were built in the late 1960s to early 1970s. This one is from 1975, making it one of the newest in the area. That usually means newer electrical, plumbing, and insulation standards, and potentially lower maintenance costs in the short term. It’s a meaningful differentiator in a neighbourhood where older homes may need more attention.

5. Should I look at the neighbourhood map analysis?
Yes—if you’re serious about this property, the map view lets you compare lot sizes, year built, and assessed values of nearby houses street by street. It gives context that numbers alone can’t, like whether this home is on a quieter block or next to a busy road, and how its lot shape compares to neighbours.