Property Summary: 43 Robert Service Bay

1. Key Characteristics & Buyer Profile

This is a 1,379 sqft home built in 1965 on a 5,765 sqft lot, located in Winnipeg’s Westwood neighborhood. The property sits on a street where the average home size is slightly larger (1,531 sqft) and the average lot is notably bigger (6,983 sqft). In terms of its size among similar citywide homes, it falls slightly above the median—ranking in the top 37% for living area and top 38% for lot size.

Where this property stands out is its assessed value. At $366,000, it is below average for the street (where the average is $415,700) and just under the neighborhood average of $392,100. On its own street, it ranks near the bottom for value (29th out of 31). This gap suggests it may be a more attainable entry point for buyers who want to live in a well-established area without paying a premium for the largest lot or most updated finishes.

The appeal here is less about standout features and more about relative affordability within a specific location. The house is from 1965, a vintage that often appeals to buyers who prefer solid construction and are willing to invest in updates over time. Westwood is a mature, residential neighborhood with tree-lined streets—not a trendy new development, but a stable, convenient area.

This property would suit a buyer who values square footage and a decent lot over a status address, and who is comfortable with a home that likely needs cosmetic or mechanical work (given the below-average assessed value relative to the street). It is not a turnkey or premium purchase, but a solid, mid-range home in a decent location for someone with a realistic budget.

2. Frequently Asked Questions

What does “ranked top 37%” mean for this property’s living area?
It means that out of a set of comparable homes across Winnipeg, this home (1,379 sqft) is larger than about 63% of them and smaller than 37%. In its own neighborhood, it ranks similarly (top 37%). So it is slightly above average in size for the city and the area.

Why is the assessed value lower than the average on the street?
The average assessed value on Robert Service Bay is $415,700, but this property is assessed at $366,000. This could reflect a smaller lot than neighbors (5,765 sqft vs. the street average of 6,983 sqft), an older or less updated interior, or a less advantageous position on the street. It is not necessarily a red flag, but a sign that the home may need work or is priced to reflect a less prime location within the block.

Is Westwood a good neighborhood for families?
Westwood is a long-established, primarily residential area with a mix of single-family homes, parks, and local amenities. It is not a high-growth or trendy area, but it offers stability, reasonable proximity to schools and shopping, and typically lower turnover than newer subdivisions. It suits buyers who prioritize space and quiet over walkability or nightlife.

How does the lot size compare to similar homes in the city?
The lot is 5,765 sqft. Citywide, this places it in the top 38% (larger than 62% of comparable homes). However, on its own street, it is among the smallest (30th out of 31). So the lot is decent for a city home, but small relative to immediate neighbors.

What should I look for given the 1965 build year?
Homes from the mid-1960s often have solid framing but may have outdated electrical, plumbing, windows, or insulation. Buyers should budget for potential upgrades to the furnace, roof, or foundation. The below-average assessed value relative to the street suggests the home may not have been fully modernized. A thorough home inspection is advisable, particularly for mechanical systems and the basement.