Key Characteristics & Buyer Profile

This is a 720 sqft home built in 1972 on a 5,081 sqft lot in the Westdale neighbourhood of Winnipeg. Its most notable feature is the land: on its street (Foxberry Bay), the lot ranks in the top 17% for size, well above the street average of 4,103 sqft. This is a property where the value sits more in the yard and the location than in the house itself.

The home’s living area and assessed value are below average at every level—street, neighbourhood, and city. The assessed value of $248,000 is notably lower than the Westdale average of $307,000. This means the buyer is paying for land and potential, not for a finished interior. The house is a fixer-upper in a stable, mid-century neighbourhood, not a turnkey family home.

This would suit a buyer who is comfortable with a renovation project or who values outdoor space over interior square footage. It could also work for someone looking to get into a desirable area at a lower entry price, accepting a smaller floor plan in exchange for a generous lot and a quieter street. The property is less suited for anyone seeking modern finishes or a move-in-ready home without additional work.

Frequently Asked Questions

1. Is the house livable as-is?
Based on the data, the home is 52 years old and has a low living area and assessed value relative to neighbours. While the listing doesn't specify condition, the numbers suggest it likely needs updates to kitchen, bathrooms, or mechanicals. A buyer should budget for significant renovations and expect the interior to show its age.

2. Why is the lot size such a big draw here?
On Foxberry Bay, most homes sit on lots around 4,100 sqft. This one has nearly 1,000 sqft more, putting it in the top 10 of the street. That extra space is rare on this block and could allow for a garage, a shop, a garden, or future expansion, depending on zoning.

3. How does the property compare to others in Westdale?
It falls below the neighbourhood average in both living area and assessed value, but it's in the middle of the pack for lot size and building age. In short, it's a smaller, lower-valued home on a decent plot in a mid-range part of Westdale. It's not a typical Westdale property in terms of finish or size.

4. What does the "ranked 49/54 on the street" mean for resale?
It means this is one of the smallest and lowest-assessed homes on the street. That can be a double-edged sword: you're buying at the lower end of the market, so your ceiling for value-add is higher if you renovate well, but you'll also be limited by the fact that the neighbouring homes are larger and more expensive. Resale will depend on how much you improve.

5. What should a potential buyer check before making an offer?
Verify the condition of the foundation, roof, and mechanicals (furnace, electrical, plumbing), as a 1972 home may have outdated systems. Confirm what the lot allows in terms of additions or outbuildings with the city. Also check recent sale prices for similar-sized homes on large lots in Westdale—not just the averages given, but the actual sold prices for fixer-uppers.