Key Characteristics & Buyer Profile

This is a 1,005 sqft home built in 1973 on a 5,995 sqft lot on Cullen Drive in Westdale, Winnipeg. Its standout feature is the assessed value: $376k, which ranks in the top 9% on its street and top 11% in the neighbourhood. This is significantly above the street average of $331k and the neighbourhood average of $307k. In a market where many buyers focus on square footage, this property offers relatively high value per square foot compared to its immediate surroundings.

Its appeal lies in a specific combination: a well-regarded location (Westdale consistently ranks as a desirable neighbourhood) with a home that, while modest in living area, sits on a lot that is slightly above average for the street. The year built is elite for the street—ranking #1 out of 97—meaning it is the newest or most recently built home on that block. For a buyer, this suggests the home may require less immediate updating than older neighbours, or that it was built to a slightly later standard.

This property suits: A buyer who prioritizes location and land over interior square footage. It’s a strong fit for someone who values being in a sought-after, established neighbourhood and is willing to work with a compact floor plan—perhaps a couple, a small family, or an investor looking for a property with strong value retention. It is less suited for buyers who need large, open living spaces or who are looking for a “fixer-upper” at a discount, because the assessed value is already elevated relative to the area.

Five Possible FAQs

1. How does the living area compare to other homes nearby?
The 1,005 sqft is around average for Cullen Drive (avg. 1,006 sqft) and slightly below average for Westdale (avg. 1,029 sqft). Citywide, it falls below the comparable average of 1,342 sqft. So you’re getting a typical street-sized house in a neighbourhood where some homes are a bit larger.

2. Why is the assessed value so much higher than the street and neighbourhood averages?
The $376k assessment ranks in the top 9% on the street and top 11% in Westdale. This usually indicates a combination of factors: the home is newer than most on the street (ranked #1 for year built), it may have been well-maintained or upgraded, and the lot size is slightly generous for the area. High assessments can also reflect strong local market demand.

3. Is the lot size considered generous for this area?
At 5,995 sqft, the lot is above the street average (5,583 sqft) and neighbourhood average (5,168 sqft). Citywide it lands in the top third (33%). So yes, it’s a larger-than-typical lot for Westdale, which adds outdoor space without being oversized enough to feel like a maintenance burden.

4. How old is the home, and is that a concern?
Built in 1973, it is the newest house on Cullen Drive and newer than the average Westdale home (1971). It’s around 52 years old. A home of this age often means the bones and layout are solid, but systems (roofing, HVAC, plumbing) may be due for updates depending on prior maintenance. The high assessed value suggests it isn’t a complete teardown, but a pre-purchase inspection is always wise.

5. What does the “rank” data actually tell me?
The ranks compare this property to similar homes in three groups: the street, the neighbourhood (Westdale), and the city (Winnipeg). A higher rank (e.g., top 9%) means it scores better than most in that category. For example, the assessment is excellent locally but merely around average citywide, because Winnipeg has many higher-value districts. The living area is average locally but small for the whole city. Use the data to understand how this property fits into its immediate environment, not as a broad comparison.