3349 Assiniboine Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 1,007 sqft bungalow built in 1969, sitting on a 5,443 sqft lot. The property’s main draw is its age relative to the immediate street and neighbourhood: it’s newer than most homes around it (top 18% on the street, top 8% in Westwood). The assessed value of $361,000 is close to the citywide average, but notably lower than the street average of $533,100—meaning you’re paying less than many neighbours for a newer structure.

The trade-off is size. The living area is well below average for both the street and neighbourhood. If you’re looking for a compact home in an established area where the housing stock tends to be older and larger, this property offers a relatively modern build without the premium price tag that often comes with newer homes.

It would suit a buyer who prioritizes a newer construction over square footage—perhaps someone downsizing, a first-time buyer who wants a lower-maintenance footprint, or an investor who sees value in a home that’s already been updated relative to its peers. The land is small by local standards, so those wanting a big yard or expansion potential should look elsewhere.

Frequently Asked Questions

1. How does this home’s value compare to similar properties in Winnipeg?
It’s right around the middle citywide (top 50%). The assessed value of $361,000 is slightly below the city average of $390,100, but the big gap is on Assiniboine Avenue itself, where the average is much higher ($533,100). So the property is a relative bargain on its own street, but not unusually cheap for the city as a whole.

2. The living area is small—can I add on?
The lot is 5,443 sqft, which is below average for both the street and neighbourhood. Adding square footage would be tight unless you’re willing to sacrifice outdoor space or deal with setback restrictions. It’s worth checking local zoning, but this isn’t a property that screams “expansion potential.”

3. Is this a good neighbourhood for resale?
Westwood ranks well for newer homes (top 8%) but the property itself is on a pricier, larger-home street where it stands out for being smaller and less expensive. That could make it a tough resell if buyers in the area expect more space, but it could also be a unique entry point into a sought-after pocket.

4. Why is the assessed value so much lower than the street average?
The street average is driven by larger, older homes with bigger lots. This property is newer but significantly smaller in both living area and land area, so the assessed value reflects those trade-offs. It’s not a red flag—it’s just a different kind of asset than the typical home on Assiniboine.

5. How does this home compare to others built in 1969 citywide?
Citywide, 1969 is right around the average year built (1966). So there’s nothing exceptional about its age from a macro perspective. The value is in how it compares locally: a newer home in an area where most houses are from the early 1960s or older.