Property score
64.6
Fair
Overall 64.6 · Compared with neighbourhood average
1,095 sqft (top 33%) · Built in 1972 (1 yr newer than avg)
Located in a high-income area with median household income of ~90k
Transit 54.0 · 12-min walk to transit with 2 nearby routes · Within 500m: 2 schools, 2 parks, and 2 sports facilitys nearby
Living Area
Near average
6% larger than neighborhood avg.
Year Built
Near average
1 yrs newer than neighborhood avg.
Mother tongue
English · 90%French · 2%
Past 10 years Westdale sales snapshot (~80% of all data)
538
375k
$318/sqft
1971
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64.6 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: #46111079
$90K
Median household income
$100K
Average household income
6%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.8
P90 / P10 ratio
22%
Single-person households
31%
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
31 Collingham Bay — 6 amenities found within 500 m, across 3 categories, including 2 education (nearest 389 m), 2 parks (nearest 358 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 | Top 40% | Top 21% | Top 46% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
This home offers a notably generous land area—11,659 square feet—placing it in the top 4% citywide and the top 1% within the Westdale neighbourhood. The lot is substantially larger than both the street average (7,230 sqft) and the neighbourhood average (5,168 sqft). The assessed value of $402,000 is also strong, ranking first on Collingham Bay and in the top 4% for the area. This suggests the property holds its value well relative to nearby homes, partly due to the land itself.
The living area (1,095 sqft) and year built (1972) are both close to average for the street and neighbourhood. There is no standout feature in terms of square footage or age—the home is solidly middle-of-the-pack in those categories. That means a buyer isn't paying a premium for a newly built or unusually spacious interior, but rather for the land and location.
This property would suit buyers who prioritise outdoor space, garden potential, or room for additions or redevelopment. It may also appeal to someone who values a stable, well-established neighbourhood like Westdale, where lot sizes tend to be smaller. The mismatch between a modest interior and a large lot could be a point of interest for those who want to expand or renovate. Buyers looking for a turnkey, large home without work may want to look elsewhere.
1. How does the assessed value compare to recent sale prices?
The assessed value is $402,000, which is high for the street and neighbourhood. However, assessed value is not the same as market price. A buyer should check recent sale data for comparable homes in Westdale to see whether the assessment aligns with what homes are actually selling for.
2. Is the large lot likely to affect property taxes?
Assessed value is used to calculate property taxes. Since this home's assessed value is significantly above the neighbourhood average ($307,400), the tax bill will likely be higher than many nearby homes—even if the interior is modest. A prospective buyer should confirm the current tax amount with the listing agent or municipality.
3. What are the possibilities for expanding the house?
With a lot of 11,659 square feet, there is room for a sizable addition, a detached garage, or even a secondary dwelling unit, depending on zoning. However, the home was built in 1972, and older neighbourhoods sometimes have setback or heritage restrictions. A buyer should review local zoning bylaws and speak with the city planning department before making plans.
4. Why is the living area below the citywide average while the lot is above average?
This is common in established neighbourhoods where older homes were built on larger lots, often with a smaller footprint than modern infill homes. The citywide average is pulled up by newer subdivisions that pack more square footage into smaller lots. This home offers the opposite: more land, less interior space.
5. How does Collingham Bay compare to other streets in Westdale?
Collingham Bay itself ranks in the top 41% for living area and top 3% for assessed value among its 29 homes. That suggests it's a relatively competitive street, with above-average property values. The neighbourhood of Westdale ranks in the top 33% for living area citywide, so it is generally a desirable area, not just this specific house.
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