3323 Assiniboine Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 1966-built home with 1,269 sq ft of living space on a 6,601 sq ft lot, located in Winnipeg’s Westwood neighbourhood. Its assessed value is $402,000.

The property sits on a lot that is noticeably larger than the Westwood average—land size ranks in the top 26% of the community and top 21% citywide. That’s its standout feature. The living space, by comparison, is below the street average and just slightly below the community and city averages. The assessed value is above the community and city averages, though well below the street average, which likely reflects the mix of larger, pricier homes on Assiniboine Avenue.

What this means in practice: you get a decent-sized yard in an established area, but the house itself is on the smaller side relative to its immediate neighbours. The build year (1966) is typical for Westwood and the city—nothing unusual there.

This property would suit buyers who prioritise outdoor space over interior square footage, and who are comfortable with a home that may need updating or is modest in size compared to others on the same street. It could also appeal to someone looking for a solid lot in a well-ranked community, with the possibility of future expansion or renovation. It’s less likely to suit someone who wants a move-in-ready home that feels spacious by current standards, or who expects the interior to match the lot’s proportions.

FAQs

1. How does the property’s size compare to others nearby?
The living area (1,269 sq ft) is below the average for Assiniboine Avenue (1,763 sq ft) but close to the Westwood and city averages (roughly 1,370 sq ft). The lot (6,601 sq ft) is significantly larger than the community and city averages, though smaller than the street average.

2. Why is the assessed value below the street average but above the community average?
Assiniboine Avenue has a mix of homes, some much larger and more valuable than this one, which pulls the street average up. In Westwood as a whole, the average assessed value is lower ($392,000), so this property sits above that. It’s a fairly common pattern for a home that’s modest for its street but typical or slightly above for its neighbourhood.

3. Is the 1966 build date a concern?
It’s very typical for Westwood and Winnipeg. The street average is 1960, so this home is slightly newer than many on the block. Age alone isn’t a red flag, but buyers should factor in potential updates to systems (roof, furnace, windows) depending on what’s been done since.

4. What does “top 21% citywide for land size” actually mean for daily use?
It means you have more outdoor space than most Winnipeg properties. A 6,601 sq ft lot is generous for a single-family home in the city. It offers room for gardens, a large deck, a playset, or even a future garage or workshop—without feeling oversized or hard to maintain.

5. Who typically buys homes like this in Westwood?
Buyers are often people who want a quiet, established neighbourhood with solid lots, and who are willing to take on a project or live with a smaller interior to get that. It also attracts families who value yard space over a big open-concept layout, and sometimes investors or renovators looking for a property with good bones in a decent location.