13 Henday Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1,232-square-foot bungalow built in 1961, sitting on a 6,282-square-foot lot in Westwood, Winnipeg. The home's primary strength is its land: city-wide, the lot ranks in the top 26% by size, meaning you get more outdoor space than most comparable properties in the city. Living area is essentially average across every scope—street, neighbourhood, and city—so there are no surprises inside.

The assessed value is noticeably below the street and neighbourhood averages, ranking in the bottom 5% on Henday Bay itself (38th out of 40 homes). That low valuation, combined with an older build year (1961 vs. the neighbourhood average of 1966), suggests the home may need updating or has been conservatively assessed. The year built is actually typical for the street (13th out of 40, top 33%), so the whole block has similar vintage homes.

Why it appeals: This property is for a buyer who values yard space and doesn't mind a home that's solid but not flashy. The below-average assessment could mean lower property taxes relative to pricier neighbours, and the land itself offers potential for gardens, a shop, or future redevelopment in a mature neighbourhood. It's not a turnkey move-in for someone wanting modern finishes.

Who it suits: First-time buyers looking for more lot than house, DIY renovators willing to update gradually, or investors focused on land value in an established area. It would be less suitable for someone seeking a low-maintenance, recently updated home with premium finishes.

Frequently Asked Questions

1. How does the living space compare to other homes nearby?
It's right around average. On Henday Bay, this home's 1,232 square feet ranks 18th out of 40, putting it in the middle of the pack. The neighbourhood median is 1,372 square feet, so you're slightly below that, but city-wide it's still within a typical range for comparable houses.

2. Is the assessed value a concern or an opportunity?
It depends on your perspective. The $322,000 assessment is well below the street average of $369,100 and the neighbourhood average of $392,100. That likely means lower annual property taxes, but it could also reflect deferred maintenance or an older interior. Worth verifying the condition before assuming it's a bargain.

3. What's the lot actually like?
At 6,282 square feet, the lot is larger than about three-quarters of Winnipeg properties. That's the standout feature here. However, on Henday Bay specifically, it's on the smaller side (35th out of 40), so your neighbours likely have more land. Still, for the city at large, it's generous.

4. Is the 1961 build date a liability?
Homes from that era typically have solid framing and mature landscaping, but also outdated electrical, plumbing, or insulation. The street is mostly from the same period (average 1961), so you're not alone. Budget for upgrades like windows, furnace, or roof depending on prior maintenance.

5. How does this property compare to others in Westwood?
It's a modest home in a middle-of-the-road neighbourhood. Westwood has a mix of bungalows and split-levels from the 1960s. This one falls slightly below the neighbourhood average for both size and assessed value, but the land is above-average city-wide. It's a practical entry point into an established area, not a standout on paper.