27 Brownell Bay

27 Brownell Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 720 sqft home built in 1970 on a 3,569 sqft lot in Winnipeg’s Westdale neighbourhood. Its standout feature is assessed value: it ranks #10 out of 86 homes on Brownell Bay (top 12%), carrying a value of $282,000 against a street average of $261,700. That means it’s priced noticeably higher than its immediate neighbours, which often reflects updates, finishes, or a specific layout advantage that comparables lack. At the same time, its living area is below average on every level—street, neighbourhood, and citywide—and the lot size falls behind both the Westdale average (5,168 sqft) and the Winnipeg average (6,570 sqft). The year built is essentially middle-of-the-pack for the area.

The appeal here is less about space and more about value density. Buyers get a compact home that has held or gained assessed value relative to its street, suggesting it may have been well-maintained or improved. It’s well-suited for someone who prioritizes location and lower square footage—perhaps first-time buyers, downsizers, or investors looking for a property with strong street-level value retention. It’s less ideal for families needing room to grow or buyers who want a large yard. The unusual gap between street-level value (high) and neighbourhood value (average) also hints that this property might stand out on its block for non-size reasons—like curb appeal, renovations, or a desirable interior layout.

Frequently Asked Questions

1. How does this property compare to others on Brownell Bay?
It’s one of the higher-valued homes on the street (top 12%), but smaller in living area (720 sqft vs. the street average of 1,011 sqft). Its lot size is near the middle of the pack. So it’s a compact, higher-value property relative to its immediate neighbours.

2. Is the assessed value a reliable indicator of market price?
Assessed value is a benchmark used for property taxes, not a direct market estimate. That said, a property ranked #10 out of 86 on its street suggests it’s seen as above-average value locally, which can correlate with higher sale prices—but it’s not a guarantee.

3. Why is the living area so much smaller than the street average?
The street average includes a mix of home sizes, and this property falls on the smaller end. That’s common for older bungalows or starter homes built in the 1970s. The trade-off is usually a lower purchase price and lower utility costs, but less interior space.

4. What type of updates or condition should I expect from a 1970 build?
A 1970 home likely has original systems (furnace, roof, windows) unless the seller has disclosed upgrades. Given the high street-level assessed value, it may have had some improvements, but that’s not confirmed here. A home inspection is essential.

5. How does the lot size affect livability?
At 3,569 sqft, the lot is smaller than both the neighbourhood and city averages. That means limited yard space for gardening, play, or expansion. It’s a typical urban lot for an older subdivision—fine for low-maintenance living but a constraint if you want outdoor space.