Overview & Key Characteristics

This is a 1,123-square-foot home built in 1970 on a 6,364-square-foot lot in Westdale, Winnipeg. Its standout feature is its assessed value: ranked #2 on its street and in the top 3% of the neighborhood. This suggests the property holds above-average value relative to its immediate surroundings, likely due to the lot size, condition, or location within the street. The living area is slightly below the street average (1,139 sqft) but above the neighborhood average (1,029 sqft), so it’s a mid-sized home in a neighbourhood where homes tend to be smaller.

The appeal here is subtle. The home isn’t the newest (around average age for the area), nor the largest in the city. But it sits on a well-sized lot—within the top 25% citywide—and the assessed value punches well above both its street and neighbourhood norms. That combination often points to a property that’s undervalued by the market or has features not captured by square footage alone: think curb appeal, updates, or a desirable pocket of the street.

This property would likely suit buyers who value location over space. It’s a fit for someone wanting a solid, established home in a well-regarded area like Westdale, possibly downsizers who appreciate a manageable single-family footprint, or buyers looking for a home that’s already appreciated in value relative to its peers. It’s less suited for someone seeking a large, newly built house.

Frequently Asked Questions

1. How does the lot size compare to homes on this street?
The lot is 6,364 sqft, ranked 12th out of 24 homes on Kersey Bay. That’s average for the street, but well above both the neighbourhood and city averages. So while it’s not a standout within its immediate block, it’s generous compared to the wider area.

2. Is the assessed value likely to increase?
The home is assessed at $404k, ranking in the top 8% of the street and top 3% of Westdale. These rankings suggest it’s already a high-value property in its context. Future increases depend on market trends, condition updates, and how surrounding homes change in value, but it has less “catch-up” room than a home assessed below its peers.

3. What does “ranked #2 out of 24” on the street actually mean?
It means among the 24 comparable homes on Kersey Bay, this property has the second-highest assessed value. It doesn’t mean it’s the largest or newest—it means it’s valued higher than 22 others, which could be due to updates, curb appeal, or a more desirable position on the street.

4. How old is the home compared to others in Westdale?
Built in 1970, it’s slightly newer than the neighbourhood average of 1971, and newer than about half of homes citywide. Age here is around average, so you’re not buying a historic home, nor a brand-new build.

5. Why is the living area ranked “below average” on the street but “above average” in the neighbourhood?
Because the street (Kersey Bay) has larger homes on average (1,139 sqft), while Westdale’s average for comparable homes is smaller (1,029 sqft). So, compared to its immediate street neighbors it’s a bit smaller, but relative to the broader neighbourhood, it’s above average. This is common when a street has a few oversized homes pulling the average up.