27 Dickens Drive – Property Summary

Key Characteristics & Buyer Profile

This is a compact, older home in Winnipeg's Westwood neighbourhood that offers an entry point into a well-ranked street—at the cost of square footage and lot size. The property was built in 1968, which puts it on the newer side both on its street (top 24%) and within the neighbourhood (top 18%), but its living area is among the smallest on Dickens Drive: 1,040 sqft, ranking dead last out of 70 homes. The assessed value of $342,000 reflects this, sitting well below the street average of $410,100 and ranking in the bottom 3% locally. The land is also undersized compared to neighbours—5,296 sqft versus a street average of 6,225 sqft.

Where this property holds its ground is at the citywide level. Assessed value and living area both hover near Winnipeg averages, meaning it's not dramatically out of step with the broader market. That said, on its own street and in Westwood, it's an outlier—significantly smaller and less valuable than the norm.

Appeal lies in affordability and location. A buyer gets onto a street with otherwise larger, higher-value homes, likely in a stable, established area. The house is not outdated in terms of era (late '60s construction is common and well-understood), and the smaller footprint could appeal to someone who doesn't need—or want to pay for—extra space. It would suit first-time buyers, downsizers, or investors looking for a lower-cost entry into a neighbourhood where the surrounding properties suggest long-term value stability. The trade-off is clear: you're getting less house and less land than most neighbours, but at a price that reflects it.

Five Possible FAQs

1. Why is the assessed value so much lower than other homes on this street?
The main factor is size. At 1,040 sqft of living area and 5,296 sqft of land, the property is significantly smaller than the street averages of 1,445 sqft and 6,225 sqft. Assessed value is based on comparable sales and physical characteristics, so smaller homes on the same street naturally carry lower values.

2. Does the below-average land size limit future expansion or renovations?
Potentially, yes. With a lot that's roughly 1,000 sqft smaller than the street median, any addition would need to fit within existing setbacks and coverage limits. That said, 5,296 sqft is still a usable city lot—just tighter than what's typical on this particular street.

3. How does the 1968 build year compare to other homes in Westwood?
It's slightly newer than average. The neighbourhood median is 1966, and this home ranks in the top 18% locally. That puts it in a solid position relative to neighbouring houses, many of which were built in the early to mid-1960s.

4. Is this property a good candidate for a rental or investment?
It could be, but with caveats. The lower purchase price relative to the street suggests better cash-flow potential than a more expensive neighbour. However, the smaller size and lot may limit appreciation compared to larger properties on the same street. The stable Westwood location is a positive for long-term holding.

5. What does "around average" mean in the citywide rankings?
The property ranks in the middle range across Winnipeg for living area (top 68%), assessed value (top 57%), and year built (top 50%). This means it's fairly typical at the city level, even though it's an outlier on its own street. Buyers shouldn't expect a discount because of poor citywide stats—those are neutral.