Property score
54.9
Fair
Overall 54.9 · Smaller than most nearby homes
829 sqft (bottom 12%) · Built in 1972 (1 yr newer than avg)
Located in a high-income area with median household income of ~90k
Transit 82.0 · 1-min walk to transit with 2 nearby routes · Within 500m: 2 schools, 3 parks, and 2 sports facilitys nearby
Living Area
Below average
19% smaller than neighborhood avg.
Year Built
Near average
1 yrs newer than neighborhood avg.
Mother tongue
English · 79%French · 2%
Past 10 years Westdale sales snapshot (~80% of all data)
538
375k
$318/sqft
1971
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54.9 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: #46111080
$90K
Median household income
$89K
Average household income
6%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.6
P90 / P10 ratio
17%
Single-person households
28%
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
86 Cullen Drive — 7 amenities found within 500 m, across 3 categories, including 2 education (nearest 76 m), 3 parks (nearest 237 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 11% | Top 6% | Top 31% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
This is a 1972-built home located at 86 Cullen Drive in Winnipeg’s Westdale neighbourhood. The most defining feature is its land size: the property sits on 5,993 square feet, which is larger than average for the neighborhood (5,168 sqft) and ranks in the top third city-wide. The living space, at 829 square feet, is notably smaller than the average for the street, community, and city. The assessed value sits at $346,000—above the neighborhood average but close to the city’s median.
The appeal here is practical, not flashy. The property offers generous outdoor space without the premium attached to a larger house. For someone who values yard, garden, or expansion potential over interior square footage, this layout makes sense. It would suit buyers who are willing to work with a compact floor plan in exchange for more land—likely first-time homeowners, downsizers who want a manageable interior but room to garden, or someone considering a future addition or renovation. It’s not a “move-in ready” status symbol, but it’s a solid, grounded option in an established area. The price is positioned competitively within the neighborhood, not inflated.
1. Is this a good investment property?
Possibly, but it depends on your strategy. The land is the key asset here—it’s larger than most comparable properties in Westdale. If you’re looking at long-term land appreciation or the option to build an addition, it has potential. But the small living area and 1972 construction mean the existing structure won’t command top dollar without updates.
2. How does this home compare to others on Cullen Drive?
It’s one of the smaller homes in terms of living area (ranking 83rd out of 97 on the street), but it’s also one of the lower-priced options by assessment, ranking 40th. The house is typical of the street’s age. The lot, however, is above average for the street—a meaningful advantage.
3. Can the living space be expanded?
That depends on local zoning and permits, but the lot size (5,993 sqft) offers more flexibility than many similar homes. Buyers interested in this should have a contractor or architect review the property’s specific setback allowances and zoning rules before committing.
4. Why is the assessed value higher than the neighborhood average?
The assessment likely reflects the land value rather than the house itself. With a lot larger than the typical Westdale property, the total assessed value climbs. The home’s overall value is balanced by the modest living area and age of the structure.
5. Are there any downsides to a 1972 home?
Structural concerns aside, expect older windows, insulation, and mechanical systems. The home isn’t a tear-down, but it may need updates to reach modern efficiency standards. A thorough home inspection—especially of the roof, foundation, and HVAC—is strongly advised. The age is fairly consistent with the neighborhood, so you won’t stand out, but you’ll also inherit a few decades of wear.
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