43 Brownell Bay – Property Summary

Key Characteristics & Buyer Profile

This 1,200 sq ft home, built in 1970, sits on a 3,339 sq ft lot in Winnipeg’s Westdale neighbourhood, on Brownell Bay. Its main draw is the street itself: the property ranks in the top 3% on Brownell Bay for both living area and year built, meaning it’s one of the larger and newer homes on that specific street. The assessed value is $256k—roughly average for the street but below the neighbourhood and city averages. The lot is smaller than typical for the area, which is worth noting if outdoor space is a priority.

The property’s appeal lies in the combination of a strong street-level ranking with a relatively modest price tag. Buyers get a home that stands out in its immediate surroundings without paying a premium for the neighbourhood or city at large. This makes it a good fit for someone who values being the top-end home on a solid street, rather than an average home in a more expensive area. It would suit a buyer looking for an established 1970s home in a stable neighbourhood, with room to add value through updates or finishing touches. It’s less ideal for someone who wants a large lot, a newer build, or a home that ranks highly across all metrics.

Five Frequently Asked Questions

1. How does the property compare to others on Brownell Bay?
It ranks in the top 3% for living space and year built, meaning it’s both larger and newer than most homes on the street. The assessed value is around average for the street, and the lot size is below average. So you get a home that stands out in living area and age, without paying a street-level premium.

2. What does the assessed value tell me about the home’s condition or market price?
Assessed value is a property tax estimate, not a market price. It reflects the city’s view of the home’s worth relative to others. Here, the value is average for the street but below neighbourhood and city averages, which may point to a home that hasn’t been updated as much as nearby properties—or simply sits in a less expensive pocket of Westdale.

3. Is the lot size a concern?
It depends on your needs. The lot is smaller than most on the street (top 90%) and well below the neighbourhood and city averages. If you want a large yard, garden, or room for additions, this property may feel tight. But a smaller lot often means less maintenance and a lower purchase price.

4. What’s the neighbourhood like—is Westdale a good area?
Westdale ranks above average citywide for living area (top 11%), which suggests it’s a neighbourhood with reasonably sized homes. The assessed values are below the city average, so it’s not an expensive area. It’s a settled, mid-century neighbourhood—good for buyers who want something established without high entry costs.

5. Why are the street rankings so much better than the neighbourhood rankings?
Brownell Bay is a strong street within Westdale, but Westdale itself is only somewhat above average citywide. So the home looks excellent compared to its immediate neighbours, but less exceptional when compared to the broader neighbourhood or city. That’s common in areas where one street has a cluster of larger or newer homes than the rest of the area.