Property score
64.4
Fair
Overall 64.4 · Larger but older than most nearby homes
1,200 sqft (top 11%) · Built in 1969 (2 yrs older than avg)
Located in a above-average income area with median household income of ~86k
Transit 80.0 · 3-min walk to transit with 3 nearby routes · Within 500m: 1 school, 2 shops, 3 parks, and 1 bank/ATM nearby
Living Area
Above average
17% larger than neighborhood avg.
Year Built
Below average
2 yrs older than neighborhood avg.
Mother tongue
English · 83%French · 1%
Past 10 years Westdale sales snapshot (~80% of all data)
538
375k
$318/sqft
1971
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64.4 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: #46111140
$86K
Median household income
$101K
Average household income
3%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.4
P90 / P10 ratio
28%
Single-person households
24%
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
63 Brownell Bay — 9 amenities found within 500 m, across 5 categories, including 1 education (nearest 459 m), 2 shopping (nearest 325 m), 3 parks (nearest 310 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 41% | Bottom 41% | Bottom 27% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
This 1,200 sq. ft. home built in 1969 sits on a 3,276 sq. ft. lot in Winnipeg’s Westdale neighbourhood. The standout feature is the living area: on Brownell Bay, the home ranks in the top 3% for size compared to nearby properties. The assessed value of $288,000 is above average for the street but below average for the city overall, which suggests good value relative to the immediate neighbours rather than the broader market. The lot is smaller than both the street and neighbourhood averages, which is typical for older infill areas. What makes this property distinctive is the imbalance between a generous interior footprint and a compact yard—a combination that suits buyers who prioritize indoor square footage over outdoor space. It would appeal most to someone who wants a solid, well-sized home on a quiet street in a mature neighbourhood, without paying a premium for a large lot they may not use. The home’s era (1969) is typical for the area, so it’s likely built to a similar standard as its neighbours.
1. How does this home compare to others on the same street?
The living area is in the top 3% on Brownell Bay, meaning very few nearby homes have more interior space. The assessed value is also above average for the street, but not dramatically so. The lot, however, is smaller than about 92% of homes on the street.
2. Is the assessed value of $288,000 a fair price for the area?
It depends on what you’re comparing to. On this specific street, the average assessment is around $261,700, so this home is above the local baseline. But citywide, the average for comparable properties is about $390,100, so it’s well below that. The value seems fair if you consider the generous living area as a key asset—you’re essentially paying for indoor space, not land.
3. What’s the downside to the smaller lot?
A smaller lot means less yard maintenance, but also less room for gardens, sheds, or expansions. In Westdale, where the average lot is over 5,000 sq. ft., this property is noticeably more compact. If you want a big backyard or plan to add a garage or addition, this may not be the right fit.
4. How does the home’s age affect its condition or resale value?
It was built in 1969, which is fairly typical for the street and neighbourhood. That era often means solid construction but older systems (furnace, roof, windows). You’ll want an inspection to check on those. In terms of resale, the newer homes in the neighbourhood are often more sought-after, but a well-maintained 1960s home in a strong location can still hold its value. The living area advantage helps, too.
5. Is this a good choice for a first-time buyer?
It could be, especially if you value square footage and want more indoor space than a typical starter home offers. The smaller lot keeps things manageable, and the above-average living area gives you room to grow. However, the assessment suggests it’s not the cheapest option in the neighbourhood—you’re paying a premium for being on a desirable street and having a larger home. It’s more of a “good value for the street” than a bargain citywide.
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