31 Bering Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 1964-built home with 1,226 square feet of living space on a 5,772-square-foot lot. The property’s strongest selling point is its assessed value relative to its street. Ranked 3rd out of 26 homes on Bering Avenue (top 12%), the assessment sits at $407,000—well above the street average of $377,200. This suggests the home has held or gained value better than most of its immediate neighbours. While the living area and land size are on the smaller side compared to others on the street, the home performs closer to average when measured against the broader Westwood neighbourhood and citywide benchmarks.

The appeal here is subtle but real. This is not a home that wows with square footage or a huge yard. Instead, it offers relative value stability in a specific location. The land area is below average on the street (top 85%, meaning only 15% of lots are smaller), but within the neighbourhood and city, it’s more typical. For a buyer, this means you’re paying for a home that has appreciated well among its closest peers, even if it doesn’t stand out on paper citywide.

This property would suit a buyer who prioritizes neighbourhood context over raw space. Someone looking for a solid mid-century home in Westwood—perhaps downsizing, starting out, or investing—who wants a property that has kept pace or outperformed similar homes on the same block. The modest lot and living area may not attract families needing maximum room, but the assessed value ranking suggests good bones and location value. It’s a practical choice for someone who understands that street-level data often matters more than citywide averages.

Five Possible FAQs

1. How does the assessed value compare to similar homes nearby?
The assessed value is $407,000, which is about 8% higher than the average for comparable homes on Bering Avenue ($377,200). Within the Westwood neighbourhood, it’s still above average but by a smaller margin. Citywide, it falls in the middle range.

2. Is the living area small for this street and neighbourhood?
Yes, on the street level it is below average—ranked 19th out of 26 homes. However, within Westwood and Winnipeg as a whole, the living area is close to the typical size for comparable homes. It’s not unusually small; it’s just that homes on Bering Avenue tend to be slightly larger.

3. What does the year built tell me about the condition or updates?
The home was built in 1964, which is typical for the street and neighbourhood. The data doesn’t include renovation history, so a buyer should budget for a home inspection to assess the original systems and any updates. Mid-century homes in this area often have good structure but may need electrical, plumbing, or window upgrades.

4. How does the lot size affect the property’s value or use?
The lot is 5,772 square feet, which is smaller than average on Bering Avenue (6,052 sqft) and also slightly below the neighbourhood and city averages. It’s not a tight lot by urban standards—there’s room for a yard, garden, or small addition—but it won’t suit someone wanting a large outdoor space or room for a major extension.

5. Should I pay more attention to the street rankings or the citywide rankings?
For most buyers, the street-level data is more actionable. It shows how this home compares to its direct neighbours—often the strongest indicator of relative value and resale potential. Citywide rankings are less useful because they include a much wider range of homes, neighbourhoods, and conditions. The neighbourhood-level rankings provide a useful middle ground.