59 Brownell Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1970-built home with 848 sq ft of living space and a notably large 6,692 sq ft lot. The property sits on one of the more desirable streets in the Westdale area of Winnipeg, ranking 3rd out of 86 homes on the street for both assessed value and lot size. The land is its standout feature—among the top 2% on the street and top 20% citywide. The house itself is smaller than average for the neighbourhood, city, and even its own street, but the assessed value ( $292,000) is well above the street average, reflecting the land’s worth.

The appeal here is less about the house and more about the property. A buyer who values outdoor space, potential for expansion, or a quiet, well-positioned lot will see the opportunity. The home is livable as-is but likely not a turnkey move-in for someone seeking modern finishes or generous interior square footage. It would suit a buyer looking to renovate, build an addition, or simply secure a large lot in a stable, mid-era Winnipeg suburb—especially one priced below the community and city averages. It’s not a starter home for someone wanting everything done, nor a luxury purchase. It’s a solid, practical entry into a good street, with room to grow.

Frequently Asked Questions

1. Is the house too small for a family?
At 848 sq ft, it’s compact. But the lot is large enough to consider an addition or major renovation. For a small family or couple, the current layout could work with efficient use of space. It’s more of a project property than a move-in-ready family home.

2. Why is the assessed value high relative to the house size?
Because the land carries most of the value. The lot is nearly double the street average and well above the community average. In Winnipeg real estate, land typically appreciates more than the structure, and this property’s assessment reflects that.

3. How does the age of the home affect maintenance or insurance?
Built in 1970, it’s not new but not old by Winnipeg standards. Homes from this era often need updated mechanicals, windows, or roofing depending on previous upkeep. Insurance rates are generally standard for a 50-year-old home, but buyers should budget for inspections and potential updates.

4. What’s the neighbourhood like for resale or long-term value?
Westdale is a well-established area with stable demand. The street ranking (top 3% for lot size and assessed value) suggests this property is positioned well relative to its neighbours. Large lots in mature areas tend to hold value and attract buyers looking for space or redevelopment potential.

5. How does this property compare to others I might see online in the same price range?
Many listings in this price bracket will have larger houses on smaller lots. This one flips that: you get less interior space but significantly more land. If you prioritize outdoor area, privacy, or the option to expand, it’s a strong trade-off. If you need finished square footage now, other properties may suit you better.