Key Characteristics & Buyer Profile

This is a 1969-built, 1,939 sqft home on a 9,006 sqft lot at 3277 Assiniboine Avenue. Its standout feature is size. The living area ranks in the top 7% within the Westwood neighbourhood and top 12% city-wide, significantly outpacing the local average of 1,372 sqft. The land is also generous by neighbourhood standards (top 7%), though it sits slightly below the average for its specific street.

Its assessed value of $517,000 is high relative to Westwood (top 7%) and the city overall, but right in line with other homes on Assiniboine Avenue. The property is newer than most on the street and in the neighbourhood, which skews older. In short, this home offers above-average space—both inside and out—for its area, at a price that reflects the street's established character.

The appeal lies in practicality. You get a very spacious home in a neighbourhood where most houses are smaller, without paying a premium versus other properties on the same street. This makes it a strong fit for buyers who want more room without moving to a larger-lot outer suburb. It would suit a family needing square footage, someone looking for a solid mid-century build with room to update over time, or a buyer who values neighbourhood data as a negotiating tool—knowing exactly where this property stands relative to its peers.

Five Possible FAQs

1. Why is the assessed value high for the neighbourhood but average for the street?
The street (Assiniboine Avenue) has a mix of both older, larger homes and newer builds, so the average assessed value there is around $533,000. This property falls within that range. But compared to the broader Westwood neighbourhood, where many homes are smaller and valued lower, this house stands out because of its size and lot.

2. The lot is 9,006 sqft. Is that considered small for the street?
Slightly. The average lot on Assiniboine Avenue is about 10,920 sqft, so this one is a bit below that. However, it’s still well above the Westwood average (6,491 sqft) and the city average (6,570 sqft). You get a good-sized yard by local standards, just not the largest on this particular street.

3. What does the "top 7%" ranking in Westwood actually mean for resale value?
It means this home is in a strong position relative to the neighbourhood baseline. Homes with more square footage than the local norm tend to hold value better, especially if the area doesn’t have many larger properties. It also means you have less direct competition when selling—fewer comparable homes nearby.

4. The build year is 1969. Should I expect older systems or structure?
Yes, but it depends on the owner’s upkeep. 1969 is newer than the street average (1960) and neighbourhood average (1966), so it’s not among the oldest. Systems like the furnace, roof, windows, and plumbing may be original or partially updated. A home inspection will clarify the current condition. The advantage of a later mid-century build is often better insulation and more modern wiring than the earlier 1950s and 1960s homes nearby.

5. How does the living area compare to other large homes in the city?
It’s in the top 12% city-wide for livable square footage, which means it’s bigger than nearly 170,000 other homes in Winnipeg. While not a mansion, it offers well above-average space for a typical single-family home. For someone who wants a genuinely spacious layout without stepping into the luxury market, this is a practical entry point.