Property score
62.2
Fair
Overall 62.2 · Larger than most nearby homes
1,100 sqft (top 30%) · 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
Above average
7% larger than neighborhood avg.
Year Built
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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62.2 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 houses (non-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.
Rank by land area, larger = better rank
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: fill length ≈ share of peers you outperform. Fill color reflects tier (red / blue / amber / gray). “Avg” is a rough median benchmark for comparable homes in that scope.
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.
Nearby stops, routes & transit score
Dining, education, healthcare, shopping & more
20 Brownell Bay — 9 amenities found within 500 m, across 6 categories, including 1 education (nearest 372 m), 1 healthcare (nearest 397 m), 2 shopping (nearest 204 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%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 44% | Bottom 35% | Bottom 23% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
This 1,100 sqft home on Brownell Bay in Winnipeg’s Westdale neighbourhood was built in 1970, placing it among the newest homes on its street (top 3%). The property sits on a 3,360 sqft lot, which is smaller than average for the street, neighbourhood, and city.
Its appeal lies in the living space. At 1,100 sqft, it’s larger than most homes on the street (top 35%) and in the wider Westdale area (top 30%). The assessed value of $262,000 is exactly in line with the street average but well below both the neighbourhood ($307,000) and city ($390,000) averages.
This property suits a buyer who values efficient, manageable square footage and a good street address (within a strong percentile on Brownell Bay) over a large yard. It also appeals to someone willing to accept a smaller lot in exchange for a home that is relatively young for its immediate location and priced significantly below broader market averages. The data suggests a property with respectable interior space, a small private outdoor area, and lower-than-typical property taxes for the area.
1. What makes the “B row nell Bay” street ranking significant?
On a street of 86 comparable homes, this property ranks 3rd for newer construction year (top 3%) and 30th for living area (top 35%). This indicates it is one of the newer and slightly larger homes on a street where the average dwelling is older and smaller. It’s a strong local position, but less exceptional when compared city-wide.
2. Is the small lot a drawback or an opportunity?
With 3,360 sqft, the lot is the property’s weakest metric. It ranks in the bottom 21% on its own street. This likely translates to less yard maintenance and a more compact footprint, which can be a positive for buyers seeking lower upkeep or a more urban feel. It is a trade-off for the larger interior space.
3. Why is the assessed value so much lower than the neighbourhood and city averages?
The assessment of $262,000 is 15% below the Westdale average and 33% below Winnipeg’s average. This likely reflects a combination of the smaller lot size, the property’s specific location on the street, and its condition relative to pricier homes in the broader area. It positions the home as a lower-cost entry point into this neighbourhood.
4. How does this property compare to a typical starter home in Winnipeg?
City-wide, the average home is larger (1,342 sqft) and valued significantly higher ( $390,000). This property offers below-average square footage and a lower price point, with the advantage of a strong street ranking for its age. It represents a potentially more affordable option that is not necessarily “small” for its immediate surroundings.
5. Should I consider the “neighbourhood average” or the “street average” more?
The street average is more specific and correlates directly with immediate property values and character. The neighbourhood average provides context for the broader area’s market. For resale value, the street data is arguably more relevant, as it reflects the micro-market. The neighborhood data is useful for understanding school catchment, amenities, and overall area trends.
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