15 Leacock Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 1,134 sqft single-family home built in 1963, on a 6,298 sqft lot in Winnipeg’s Westwood neighbourhood. The property’s living area is below average compared to others on the same street and within the broader community, though it sits close to the citywide average. Its assessed value of $375,000 is also near average across all three comparison ranges.
Where this home stands out is its lot size. While slightly undersized relative to its own street, the lot ranks in the top 25% citywide—meaning you get more outdoor space than most Winnipeg properties, even if it’s not the biggest yard on Leacock Avenue. The home itself is a bit older than the neighbourhood average (built 1963 vs. 1965–1966), which may appeal to someone looking for a solid mid-century build rather than a newer infill.
The appeal here is pragmatic rather than flashy. This isn’t a standout property in any single metric, but it offers a balanced profile: a reasonably sized lot, an assessed value that aligns with the local market, and a modest living area that avoids the premium attached to larger homes. It would suit a first-time buyer or someone downsizing who values yard space over square footage, and who isn’t fazed by a property that needs some updating or cosmetic work. It may also appeal to an investor looking for a lot with redevelopment potential, given the land-to-building ratio.
Frequently Asked Questions
1. How does the living space compare to similar homes in the area?
The 1,134 sqft floor plan is on the smaller side for Westwood (top 76% in the community) and well below the street average of 1,385 sqft. It’s right around average citywide, so you’re getting less interior space than many neighbours but a typical amount for Winnipeg as a whole.
2. Is the assessed value reasonable for this property?
At $375,000, the assessed value is close to the average for both the street ($404,000) and the community ($392,000), and sits slightly below the citywide average of $390,000. It ranks in the top 45% locally and citywide, suggesting fair pricing without a premium.
3. What is the condition of the home, given it was built in 1963?
The listing doesn’t include condition details, but a 1963 build means the home is over 60 years old. Buyers should budget for potential updates to major systems (roof, furnace, windows, plumbing) depending on what’s been done. A home inspection is strongly recommended.
4. Does the lot size offer any advantages?
Yes. While the 6,298 sqft lot is slightly smaller than the street average (6,901 sqft), it ranks in the top 25% citywide. That means you’re getting a larger lot than most Winnipeg homes, which is valuable for gardening, outdoor activities, or future expansion.
5. How does this property compare to others on Leacock Avenue?
On Leacock Avenue, this home ranks near the bottom in living area (18th out of 19) and lot size (14th out of 19), and is middle-of-the-pack for assessed value (13th out of 19) and build year (14th out of 19). It’s one of the smaller, older homes on the street, but its value aligns closely with the street average.