14 Leacock Avenue

14 Leacock Avenue – Property Summary

Key Characteristics & Buyer Profile

This 1,336 sqft home, built in 1966, sits on a 6,298 sqft lot in Winnipeg’s Westwood neighborhood. The property’s assessed value of $456,000 ranks notably high—in the top 16% on its street and top 14% in the neighbourhood. The living area is close to average locally, but the lot size is slightly below the street average while remaining above average citywide.

The appeal here lies in the value-to-size ratio. Buyers get a solid, mid-century home on a decently sized lot, with an assessed value that outperforms most nearby properties. That suggests either recent improvements or a desirable location within the block. It suits practical buyers—families or investors—who prioritize a strong asset over trendy finishes. The home isn’t oversized, but the lot offers room for expansion or outdoor use. It’s a grounded choice for someone who wants good bones and good value, not a fixer-upper or a showpiece.

Five Possible FAQs

1. How does the assessed value compare to similar homes nearby?
It’s above average at every level—street, neighbourhood, and citywide. On Leacock Avenue, it ranks 3rd out of 19 homes, and in Westwood it’s in the top 14%. That means it’s priced higher than most comparable properties, likely due to condition or updates.

2. Is the lot size a weakness or an opportunity?
It’s below average for the street (6,298 sqft vs. 6,901 sqft), but still larger than many citywide lots. If you want a big backyard relative to neighbours, this isn’t it. But for Winnipeg as a whole, it’s above average—so it’s not cramped, just modest for this specific block.

3. How old is the house, and has it been updated?
Built in 1966, which is slightly newer than the street average (1965) and typical for the neighbourhood. The above-average assessed value suggests some updates have been done, but the raw data doesn’t specify what. A home inspection would clarify the condition of major systems.

4. What type of buyer would this property suit best?
Someone who values a strong asset in a stable area over a trendy layout. Families wanting a reasonable yard, investors looking for above-average equity, or buyers who prefer a mid-century home with room to add personal touches. Not ideal if you need a large, open-concept space as-is.

5. How does the living area compare to other Westwood homes?
It’s about average—1,336 sqft vs. the neighbourhood average of 1,372 sqft. That means you’re getting a typical floor plan for the area, not unusually small or large. It’s a functional size for a 3-bedroom family home.