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, 1 healthcare facility, 2 shops, and 2 parks 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
80 Brownell Bay — 9 amenities found within 500 m, across 6 categories, including 1 education (nearest 379 m), 1 healthcare (nearest 427 m), 2 shopping (nearest 236 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 | Bottom 18% | Bottom 14% | Bottom 13% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
This 1,200 sqft home sits on a 3,465 sqft lot in the Westdale area of Winnipeg. Built in 1969, it ranks 3rd out of 86 homes on Brownell Bay for living space—placing it in the top 3% of the street. Within the wider Westdale neighbourhood (1,460 properties), it falls in the top 11% for living area. Its assessed value of $26.6K is close to the street average but below both the neighbourhood and city medians, which suggests it’s priced modestly relative to its size advantage.
The appeal here is straightforward: you get notably more interior space than most homes nearby, without paying a premium for land you may not need. The lot is smaller than average, which keeps maintenance lower and could appeal to buyers who prioritize indoor room over yard size. At 56 years old, the home is around the same age as others on the street—not a fixer-upper by default, but not brand-new either.
This property would suit someone who values square footage and wants to be in a well-ranked street for living space, especially if they're not looking for a large lot or a modern build. It’s a practical fit for a family or a buyer who wants room to spread out in a mid-century home that’s been part of an established neighbourhood.
1. Why is the assessed value low compared to the neighbourhood average?
The home’s assessed value ($26.6K) sits below the Westdale average ($30.7K) and well under the city average ($39K). This likely reflects the smaller lot size and the age of the home. For buyers, it can mean lower property taxes, but it’s worth checking if recent renovations or upgrades have been reflected in the assessment.
2. What does the “top 3%” ranking for living area really mean?
On Brownell Bay, only two homes have more interior square footage than this one. Within Westdale, it's in the top 11%. That’s a strong selling point on the street, but less exceptional citywide—where it sits near the middle. So the size advantage is most meaningful if you're focused on this specific street or neighbourhood.
3. Is the smaller-than-average lot a drawback?
It depends on your priorities. The lot is 3,465 sqft, which is smaller than the street average (3,714 sqft) and significantly smaller than the Westdale average (5,168 sqft). That means less outdoor space, but also less upkeep. For someone who doesn't garden or need a big yard, it’s not necessarily a negative.
4. How does the 1969 build compare to others in the area?
The home is slightly older than the Westdale average (1971) but close to the street average (1970). It’s not unusually old for the neighbourhood. That said, a home from that era may have original systems or finishes—so a pre-purchase inspection focused on plumbing, electrical, and insulation is a good idea.
5. What types of buyers tend to look at homes like this one?
Typically, buyers who are drawn to this property are less focused on land size or brand-new construction and more on getting good interior space in a solid, older neighbourhood. It often appeals to families needing room for kids, or to buyers who value square footage over curb appeal and don’t want to pay for a big yard they won’t use.
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