Property Overview: 10 Reynolds Bay

Key Characteristics & Buyer Profile

This is a 1,188 sqft single-family home built in 1964, situated on a 5,401 sqft lot in Winnipeg’s Westwood neighbourhood. The property sits mid-pack among its street peers—ranking 4th out of 12 homes on Reynolds Bay for both living area and assessed value—but trends lower relative to the broader neighbourhood and city averages. The lot size is noticeably smaller than the Westwood norm (ranking in the bottom 20% locally), while the home's size and value align closely with citywide medians.

The property’s appeal lies in its consistency rather than standout features. It’s not the biggest or newest home on the block, but it’s not an outlier either. Buyers who value predictability over flash would find this reassuring—the home fits neatly into its context, without the risk of being significantly over- or under-improved for the area. The 1964 build means it likely shares construction details and quirks common to homes of that era in Winnipeg (e.g., mature trees, established landscaping, and possibly original mechanicals or windows needing eventual updates).

This property would suit a first-time buyer looking for an entry point into an established neighbourhood, or someone downsizing who wants a manageable footprint without stepping into a fixer-upper. It also appeals to investors or homeowners who prioritize location fundamentals over curb appeal—Reynolds Bay is a quieter street, and the home’s middle-of-the-road positioning suggests less volatility in resale value relative to extremes. It’s less suited for anyone seeking a turnkey modern build or a large lot for outdoor projects.

Frequently Asked Questions

1. How does the assessed value compare to the neighbourhood average?
The assessed value sits at roughly $365,000, which is about 7% below the Westwood neighbourhood average of $392,100. It ranks in the 53rd percentile locally, meaning just over half of comparable homes in the area carry a higher assessment. This gap may reflect the smaller lot size or a less-renovated interior compared to neighbours.

2. Why is the lot size considered below average for Westwood?
At 5,401 sqft, the lot is about 17% smaller than the Westwood average of 6,491 sqft. That puts it in the bottom 20% of the neighbourhood—so while it’s typical for Reynolds Bay itself (where lots average 5,468 sqft), it’s an outlier for the broader area. Buyers expecting a deep backyard or room for a garage extension should verify dimensions carefully.

3. How old are homes on this street compared to the property?
Built in 1964, it’s very close to the street average of 1965. Only a couple of homes are newer, and a few are older—so there’s no extreme age mismatch that might cause issues with compatibility (e.g., differing foundation types or building code eras).

4. What does "top 33%" on the street actually mean for living space?
It means the home is ranked 4th out of 12 homes on Reynolds Bay for living area—so it’s in the upper third. However, with an average street size of 1,154 sqft, the actual difference between homes is small; the ranking suggests the home is on the larger side for this block, but not dramatically so.

5. Should I be concerned that it’s “around average” for nearly every metric?
Not necessarily. Being consistently average reduces the risk of buying a property that feels out of step with its surroundings—over-improved homes often struggle to recoup costs, while under-improved ones can be money pits. For a buyer focused on stability and resale, average can be a strategic pick. The trade-off is that you’re unlikely to find above-average appreciation or unique character without putting work in.