Key Characteristics & Buyer Profile

This is a 1,915 sqft home built in 1973, sitting on a 6,438 sqft lot. Its standout feature is its size. On its own street, it’s the largest home (ranking 1st out of 10). Within the Westdale neighbourhood, it ranks in the top 1% for living space. The lot is smaller than average for its immediate street, but larger than most in the wider community and city. Its assessed value—around $391,000—is closely aligned with the street and city averages, though well above the Westdale median, reflecting the home's size advantage in a neighbourhood of generally smaller properties.

The appeal lies in getting significantly more square footage than is typical for the area, without paying a premium that mirrors that size advantage. It is a functional, older home (slightly younger than the street average, slightly older than the neighbourhood) on a good-sized lot, in a well-established community. The data suggests this property would best suit a buyer who prioritizes interior space and a solid location over having the largest yard on the block or a brand-new build. It is a sensible choice for a family needing room to spread out in a desirable Westdale setting, without chasing the top of the market in terms of land or finishes.

Five Possible FAQs

1. How does this home compare to others on the same street?
It ranks first for living area (1,915 sqft vs. a street average of 1,163), but ninth for lot size. Its assessed value sits right in the middle, ranked fifth. So you get much more house inside than your neighbours, on a lot that is smaller than most on this street. Finishes and condition aside, it is the outlier for interior space.

2. The lot is smaller than the street average. Is that a concern?
It depends on your needs. Compared to other homes on Farnley Place, the lot is noticeably smaller. However, when compared to the rest of Westdale and Winnipeg as a whole, it ranks well above average (top 17% and top 23% respectively). For most buyers, a 6,438 sqft lot in this neighbourhood provides ample outdoor space, even if it’s tight by this specific street’s standards.

3. The assessed value is close to the city average. Is that good or bad?
It is relatively neutral. It suggests the property is not dramatically over- or under-valued compared to the broader market. More importantly, it shows you are getting a home that is 43% larger than the city average (1,915 sqft vs. 1,342 sqft) for an assessment roughly in line with it. That indicates a strong value proposition in terms of cost per square foot, though remember assessment is not the same as market price.

4. How does the 1973 build year affect this property?
It is a mid-70s home. On its street, it is one of the newer homes (ranking 9/10 means only one is newer). In the wider Westdale area, it is actually older than average, but newer than the city-wide average. This likely means it offers more modern construction standards than homes from the 1960s, but still requires an inspection to assess the condition of major systems like plumbing, electrical, and the roof, which are now around 50 years old.

5. What is Westdale like, and why does this home rank so high there?
Westdale is a well-regarded, established neighbourhood. This home ranks in the top 1% for living space in the community. That means most homes in Westdale are significantly smaller, and many were built earlier. The appeal here is accessing a family-friendly, stable neighbourhood with a home that offers a level of interior space rarely found in that area. You are essentially getting an unusually large footprint within a community of smaller, older homes.