Key Characteristics & Ideal Buyer Profile

This 1,152 sqft home on Brownell Bay in Winnipeg’s Westdale neighbourhood sits on a 3,667 sqft lot and was built in 1969. Its key advantage is living space—it’s well above average for both its street (top 16%) and neighbourhood (top 20%), offering more interior room than most nearby homes. The assessed value sits at $290,000, which is notably high for the street (top 6%) but close to average for Westdale and below average citywide. The lot size is also near average locally but smaller than typical Winnipeg properties, and the construction year is roughly in line with the street median.

The appeal here is pragmatic: you get a relatively spacious house on a modest lot in a neighbourhood where land tends to be larger. This often means lower maintenance (less yard work) and a tighter-knit street feel, without the premium you’d pay for a bigger lot. It’s a good fit for buyers who want more indoor square footage than the average Westdale house but don’t need—or don’t want to pay for—a large yard. Think downsizers, small families, or anyone who values interior room over outdoor space. The below-average citywide assessment also hints at potential value relative to other Winnipeg homes, though it’s already pricing near the top of its immediate street.

Five FAQs

1. How does the property compare to others on the same street?
It’s one of the larger homes on Brownell Bay (top 16% for living area) and has a significantly higher assessed value (top 6%). The lot size is close to the street average, and the build year is typical.

2. Is the lower-than-average lot size a drawback?
Not necessarily—it depends on your priorities. Smaller lots often mean less upkeep and lower costs, but they also limit expansion or privacy. In Westdale, where lot sizes tend to be larger, this property stands out as a more compact option, which might appeal to buyers who prefer efficiency over space.

3. How do property taxes compare?
The assessed value of $290,000 is above the street average ($262,000) but below the city average ($390,000). Property taxes are based on this assessment, so expect them to be moderate relative to Winnipeg as a whole, though slightly higher than immediate neighbours on Brownell Bay.

4. Is the 1969 build a concern?
No more so than most homes of that era. It’s typical for the street and neighbourhood. The main things to check are the condition of the roof, windows, and mechanicals—common updates for a house this age. The year itself isn’t a red flag.

5. What does “top 55% citywide in living area” actually mean?
It means the home is slightly above average in size for all of Winnipeg, though just barely—it ranks in the middle of the pack. More striking is its relative size within its own street and neighbourhood, where it’s clearly above the norm.