Key Characteristics & Appeal

This home at 3232 Assiniboine Avenue stands out primarily for its size and land. With 2,803 square feet of living space on a 20,250-square-foot lot, it ranks in the top 1% for both metrics citywide. Compared to the neighbourhood average of 1,372 square feet of living space and 6,491 square feet of land, this property offers significantly more room indoors and outdoors. Built in 1978, it is newer than the typical home on its street, though roughly average for the city as a whole. Its assessed value of $868,000 reflects the premium attached to those dimensions, ranking in the top 2% across Winnipeg.

The appeal lies in the combination of generous proportions and a quiet, established street. This is not a new build, but a larger-scale property on an oversized lot in a neighbourhood where most homes sit on roughly half the land. It would suit buyers who want space—both for living and for yard—without moving to a newer subdivision further from the city core. Families needing room to grow, people who value outdoor space for gardening, recreation, or future projects, and buyers seeking a home with strong relative value within an elite neighbourhood tier would find it a natural fit. The data suggests this is a property that outperforms its immediate neighbours and the wider city in terms of sheer size, which is the kind of stat that matters most to practical buyers.

Five Possible FAQs

1. How does the 1978 build year affect the home’s condition and maintenance compared to older homes on the street?
The home is newer than the street average of 1960, meaning it likely has more modern construction standards—better insulation, updated electrical, and fewer legacy systems (like old cast-iron plumbing). However, at 46 years old, major systems (roof, furnace, windows) may be nearing or past their typical lifespan unless replaced. You’re buying a home that’s newer than most on the block, but still old enough that a thorough inspection is essential.

2. Is the assessed value of $868k realistic given the neighbourhood average of $392k?
Yes, because the assessment reflects a home that is far larger and sits on far more land than typical in Westwood. High-rank assessed value is driven by square footage and lot size, not necessarily by luxury finishes. You’re paying for the dimensions, not for cosmetic upgrades. Comparable homes at this size and land area in Winnipeg are scarce, which supports the premium.

3. What kind of yard uses does a 20,250 sqft lot support that a typical 6,500 sqft lot does not?
You have room for a substantial vegetable garden, a workshop or detached garage, a playset plus a patio and lawn, and still have privacy buffers. It’s large enough for a small horse paddock or a tennis court half-court, but more practically, it gives you flexibility for additions, a pool, or simply a buffer from neighbours. Most city lots are one-third this size, so you’re buying functional space, not just visual curb appeal.

4. How does this property compare to newer builds in outlying subdivisions with similar square footage?
Newer subdivisions often offer similar interior size on smaller lots (often 4,000–6,000 sqft) and farther from the core. This home gives you a larger lot on a mature street with established trees and proximity to Assiniboine River amenities. Trade-offs: the house is older and may need cosmetic updates, while newer builds have open-concept layouts and higher energy efficiency. You’re trading some modernity for land and location.

5. Why does the citywide rank for year built (Top 35%) differ so much from the street and neighbourhood ranks?
On Assiniboine Avenue and in Westwood, the housing stock is older (average 1960 and 1966 respectively), so a 1978 home appears “newer” relative to its immediate neighbours. But across all of Winnipeg, 1978 is right around the median age. This means the home is newer than its direct competition on the street, but not particularly new by broader city standards. That distinction matters if you plan to sell locally versus to a citywide buyer pool.