Property score
63.9
Fair
Overall 63.9 · Older than most nearby homes
988 sqft (bottom 37%) · Built in 1969 (2 yrs older than avg)
Located in a high-income area with median household income of ~101k
Transit 74.0 · 2-min walk to transit with 2 nearby routes · Within 500m: 2 schools, 2 parks, and 1 sports facility nearby
Living Area
Below average
4% smaller than neighborhood avg.
Year Built
Below average
2 yrs older than neighborhood avg.
Mother tongue
English · 89%French · 1%
Past 10 years Westdale sales snapshot (~80% of all data)
538
375k
$318/sqft
1971
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63.9 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: #46111076
$101K
Median household income
$102K
Average household income
4%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.5
P90 / P10 ratio
21%
Single-person households
32%
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 Cullen Drive — 5 amenities found within 500 m, across 3 categories, including 2 education (nearest 257 m), 2 parks (nearest 458 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 4% | Top 2% | Top 23% |
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 49% | Top 32% | Bottom 45% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
This 1969-built home on Cullen Drive offers 988 square feet of living space on a notably large 6,802-square-foot lot. While the interior is slightly below the citywide average for size, the land is a standout feature—ranking in the top 3% on the street and top 19% across Winnipeg. Its assessed value of $368,000 sits above both the street and neighbourhood averages, though it falls slightly below the city median. The home is older than most on its street and in the Westdale area, but the generous lot and solid valuation suggest good bones in a location where land commands a premium.
Appeal: The main draw here is the property’s land-to-building ratio. Buyers who value outdoor space, future expansion potential, or a private lot in a well-established neighbourhood will find this compelling. The Westdale area itself offers a mix of mature homes and convenient access to amenities.
Ideal Buyer: This property would suit someone looking for a fixer-upper with room to renovate or extend, rather than a move-in-ready home. It’s a realistic option for those prioritizing yard space over square footage, or for a buyer who sees long-term value in the land. It’s less suited to someone wanting a modern, low-maintenance property or a tight, efficient footprint.
1. How does the property’s value compare to others in the area?
The assessed value of $368,000 is above the street average of $331,000 and the Westdale neighbourhood average of $307,000, but it sits close to the Winnipeg median of $390,000. This suggests the home is valued higher than most immediate neighbours, though still within a reasonable range relative to the broader city.
2. Is the home considered old for its street?
Yes. Built in 1969, it ranks in the bottom quarter (76th percentile) on Cullen Drive and trails the neighbourhood average, where most homes date from around 1971. That said, it aligns closely with the citywide median build year of 1966—so it’s typical for Winnipeg, but older relative to the immediate area.
3. What are the pros and cons of the land size?
The major advantage is space: the 6,802-square-foot lot is in the top 3% on the street and top 19% citywide, offering room for gardens, sheds, or future additions. The trade-off is that the house itself is modest (988 sq ft), meaning the overall footprint is land-heavy. This could mean higher upkeep costs (lawn, snow removal) relative to a smaller lot.
4. Are there any quirks in how the data is ranked?
Yes. Note that “higher is better” applies differently to each metric: land area, living area, and assessed value all rank larger/higher as better, while build year ranks newer as better. The home’s living area is near the average for the street and neighbourhood, but below the citywide average—so its value isn’t driven by interior size.
5. Does the assessed value reflect current market price?
Not directly. Assessed values are used for property tax calculations and are based on market data, but they lag behind real-time sales. The assessment here is slightly above neighbourhood norms but below the city average—helpful context for understanding relative tax burden, but not a substitute for a professional appraisal or recent comparable sales.
