Property score
54.1
Fair
Overall 54.1 · Smaller than most nearby homes
848 sqft (bottom 18%) · Built in 1970 (1 yr older than avg)
Located in a above-average income area with median household income of ~86k
Transit 80.0 · 3-min walk to transit with 3 nearby routes · Within 500m: 1 school, 1 healthcare facility, 2 shops, and 3 parks nearby
Living Area
Below average
18% smaller 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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54.1 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
39 Brownell Bay — 10 amenities found within 500 m, across 6 categories, including 1 education (nearest 499 m), 1 healthcare (nearest 469 m), 2 shopping (nearest 275 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 35% | Bottom 42% | Bottom 28% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Summary: 39 Brownell Bay
Section 1: Key Characteristics & Buyer Profile
This 848 sqft bungalow, built in 1970, sits on a notably large lot of 4,842 sqft. While the living area is slightly below the neighborhood average and the citywide median for similar homes, the property’s standout feature is its generous land. On Brownell Bay, this lot ranks in the top 8% for size, meaning it offers significantly more outdoor space than most nearby homes. The assessed value of $246K reflects this balance—below the street average but in line with a property that prioritizes land over square footage.
The appeal here is pragmatic. Buyers are not paying for a large interior or a renovated showpiece. Instead, the value lies in the potential of a solid, 1970-built structure on a sizable lot in a central Westdale location. This suits buyers who are willing to invest their own time and resources into interior updates or even a future redevelopment, but want an established, well-ranked street (top 3% for build year consistency) without paying a premium for finished square footage. It’s a candidate for the long-term, hands-on owner, not someone looking for a turnkey move-in.
Section 2: Five Possible FAQs
How does the lot size compare to other homes on Brownell Bay?
The lot is well above average for the street. At 4,842 sqft, it ranks 7th out of 86 homes, placing it in the top 8%. Most homes on the street average around 3,714 sqft.
The assessed value is lower than the street average. Is this a concern?
Not necessarily. The lower assessment ($246K vs. the street average of $261.7K) likely reflects the smaller living area compared to neighbors. It does not automatically mean the property is in poor condition, but it does suggest the home has less livable square footage than typical homes on the block. For a buyer, this could mean a lower tax base and a purchase price that reflects the interior size.
Is the neighborhood considered affordable or expensive compared to the city?
The assessed value ranks in the bottom 12% for Westdale and the bottom 16% citywide. This indicates the property is priced well below the median for comparable homes in both the neighborhood and the broader city. It’s a relatively affordable entry point for a property in this specific location.
What is the significance of the "built in 1970" ranking?
On Brownell Bay, 1970 is an elite build year—it ranks 3rd out of 86 homes, meaning almost all other houses on the street were built earlier. While the home is not new by any means, it is consistently newer than its immediate neighbors, which can be a positive for structural integrity and building standards relative to a very old block.
Does the large lot mean the interior is cramped?
The living area is 848 sqft. This is smaller than the neighborhood average of 1,029 sqft and the citywide average of 1,342 sqft for similar homes. The interior is compact, meaning the value of the property is distributed more toward the land than the building itself. It is a tradeoff—more yard space, less interior room.
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