23 Browning Boulevard – Property Summary

Key Characteristics & Buyer Profile

This 1,360 sqft home, built in 1964, sits on a 5,615 sqft lot in Winnipeg’s Westwood neighbourhood. Its standout feature is the living area: at 1,360 sqft, it ranks in the top 25% of homes on Browning Boulevard, topping the street average by roughly 90 sqft. The assessed value of $375,000 also sits above the street average of $359,100, ranking in the top 28%. Both the living area and assessed value are around average when compared to the wider neighbourhood and city, meaning this home offers above-average space and value for its immediate street without being outsized relative to its surroundings.

Where this property shows a trade-off is land area. At 5,615 sqft, it ranks in the bottom 8% on the street and below the neighbourhood and city averages. For buyers, this means a relatively compact yard compared to nearby homes—worth noting if outdoor space is a priority. The home was built in 1964, which is slightly older than the neighbourhood and city medians (1966), but still within a typical vintage for the area.

Appeal & Suitable Buyers: This property suits buyers looking for a solidly sized home on a good street, where the living space is a clear asset and the assessed value is competitive. It would fit someone who values interior square footage over a large lot—perhaps a first-time buyer, a small family, or an investor after a well-positioned property that isn’t overbuilt for the block. The below-average land area may also appeal to those wanting lower yard maintenance. It’s less suited to buyers seeking a large garden, privacy from neighbours, or room for expansions that require significant lot size.

Five Frequently Asked Questions

1. How does this home’s living area compare to others nearby?
On Browning Boulevard, it’s above average—ranked 22nd out of 87 homes. Within Westwood and across Winnipeg, it’s right around average, so you’re getting a slightly larger-than-street-norm floor plan without being an outlier in the broader market.

2. Is the assessed value a fair reflection of the home?
At $375,000, it’s above the street average ($359,100) but below the neighbourhood and city averages ($392,100 and $390,100 respectively). That suggests the home is valued competitively for its street, but slightly under the wider area medians—potentially a buying opportunity if the location and size fit your needs.

3. Why is the land area notably smaller than other homes on the street?
The 5,615 sqft lot places it in the bottom 8% on Browning Boulevard, where the average is 6,026 sqft. This is partly a function of the home’s position within the block and the lot division patterns when the area was developed. It’s not uncommon for older infill or standard subdivision lots to vary by this margin.

4. What does “year built 1964” mean for maintenance or updates?
Homes from this era in Westwood often have solid construction but may need updates to systems like electrical, plumbing, or insulation. The 1964 build is slightly older than the neighbourhood median (1966), so it’s worth checking whether major renovations have been done—especially roofing, windows, and HVAC—as these can affect insurance and utility costs.

5. Would this property be a good fit for an addition or renovation?
Possibly, but the smaller lot size (80th out of 87 on the street) limits how far you can extend outward or upward without needing a variance. If you’re considering a basement development or interior reconfiguration, the living area is already competitive; if you want a large addition, the land constraints may be a problem. Check local zoning and setback rules before planning major changes.