3137 Assiniboine Avenue – Property Overview

Key Characteristics & Buyer Profile

This 1,560 sqft bungalow sits on a notably generous 7,830 sqft lot in Winnipeg’s Westwood neighbourhood. Built in 1969, the home is slightly newer than the street average but right in line with city norms. Its assessed value of $441,000 tells a more interesting story than the raw numbers suggest: while it’s only around average for its own street (where larger, pricier homes dominate), it ranks in the top 17% of the neighbourhood and top 30% citywide. That means the property offers relatively strong assessed value compared to typical Westwood and Winnipeg homes—suggesting it’s modestly priced within its immediate street context but represents good value relative to the broader market.

The lot size is the standout feature. At 7,830 sqft, it’s above average for both the neighbourhood (top 12%) and the city (top 12% citywide). The street itself skews toward much larger lots (averaging 10,920 sqft), so this property offers a solid yard without being oversized compared to nearby homes.

What appeals here is balance. The home is not the newest, not the biggest, and not the most expensive on the street—but it sits at a comfortable middle ground that offers room to grow, both physically and in terms of equity. It suits a buyer who wants a good-sized lot in an established neighbourhood, doesn’t mind a 1960s-era home that may need some updating, and sees value in being within Winnipeg’s top tier for land and assessed value without paying premium street-level prices. It’s less suited for someone seeking a turnkey modern finish or a compact, low-maintenance yard.

Frequently Asked Questions

1. How does the living space compare to others nearby?
The home’s 1,560 sqft is just below the street average of 1,763 sqft (top 55%). But it’s above the neighbourhood (1,372 sqft average) and city (1,342 sqft average) averages, ranking in the top 21% and 27% respectively. So it’s slightly smaller than its immediate neighbours but larger than most comparable homes in the wider area.

2. Is the assessed value of $441k a good indicator of market price?
Assessed value is a useful comparative tool, not a direct market price. Here, the home’s assessed value ranks in the top 17% of the neighbourhood and top 30% of the city, but only top 64% on its own street. This suggests the street has several higher-value properties, and this home may be more affordable than many on the block while still representing strong value compared to the broader market.

3. How big is the lot, and why does it matter?
The lot is 7,830 sqft—in the top 12% for both the neighbourhood and the city. That’s significantly larger than the typical Winnipeg lot (about 6,500 sqft). While it’s smaller than the large average on this street (10,920 sqft), it’s still a spacious yard by most standards. This matters if you want room for gardens, a garage addition, a workshop, or outdoor living space.

4. What does the year built tell me about the home’s condition?
Built in 1969, the home is newer than most on the street (average 1960) and newer than the neighbourhood average (1966). Citywide, it’s right on the average. A 1969 build typically means it’s not a brand-new home, but it’s also not a heritage-era property. Expect original features may need attention (plumbing, electrical, windows, insulation), but the bones are likely solid. It’s worth checking for updates.

5. What kind of buyer should consider this property, and what should they look out for?
It’s a good fit for buyers who want a larger lot in an established neighbourhood, value relative affordability over street prestige, and are open to a home with some original character that may need updating. Pay attention to any renovations already done (kitchen, bathrooms, roof, mechanicals), and inspect the lot for drainage or tree issues common on older, bigger properties. Also consider that street-level competition may be stronger—this home may not stand out on the block, but it stands out in the broader market.