Property Overview: 12 Henday Bay

This 1,148 sqft single-family home, built in 1961, sits on a 6,350 sqft lot in Winnipeg's Westwood neighbourhood. The property is assessed at $365,000.

Key Characteristics & Buyer Profile

The home's main appeal lies in its land. The lot size ranks in the top 25% city-wide, offering more outdoor space than most comparable Winnipeg properties. Inside, the living area is below average for both the street and neighbourhood, but sits close to the city-wide norm—meaning the house isn't unusually small by broader standards; it's the surrounding homes that tend to be larger.

Location is a quieter point of value. The property ranks in the top third for age on its own street, among slightly older homes, while the broader neighbourhood trends newer (average year built 1966). This suggests the street has a more settled character, with less turnover and possibly more established landscaping.

The assessed value is around average at every level, reflecting a property that isn't overpriced relative to its peers. It's a grounded entry point—not a standout bargain, but not a stretch either.

This home would suit buyers who prioritize a generous yard over interior square footage, and who are comfortable with a mid-century layout that may need updating. It's a practical fit for first-time buyers looking for land in a stable, older neighbourhood, or for someone wanting room for a garden, workshop, or future expansion without paying a premium for a larger house.

Frequently Asked Questions

1. How does the property compare to others on Henday Bay?
It's smaller in living area (ranked 31 out of 40) and has less land than average on the street, but the assessed value is close to the street median. You're getting slightly less house for a fair price relative to immediate neighbours.

2. Is the land size actually a selling point?
Yes, but it depends on context. On its own street, the lot is below average. Within Westwood, it's average. City-wide, it's above average—larger than about 75% of comparable Winnipeg homes. The real advantage is relative to the house itself: more land per square foot of living space than typical.

3. Why is the assessed value mid-range despite the smaller house?
Assessed value considers both the structure and the land. The land contributes significant value here, balancing out the below-average living area. It's also in line with the street and neighbourhood, meaning the market isn't heavily discounting the smaller home size.

4. How much updating might a 1961 home need?
That depends entirely on the current owner's maintenance. The year built is average for the street and city, so the home is typical of its era. A 1960s house likely has original mechanicals (furnace, electrical), windows, or plumbing unless they've been replaced. A home inspection would clarify what's been updated.

5. Who typically buys in Westwood?
Westwood is a mid-century suburban neighbourhood. Buyers are often families looking for more space than older inner-city areas offer, without the prices of newer developments. The area tends to attract people who value established streets, mature trees, and larger lots—trading modern finishes for square footage and outdoor room.