49 Henday Bay – Property Summary

Key Characteristics & Buyer Profile

This home offers a balanced, middle-of-the-pack profile with a few standout features. At 1,163 sqft of living area, it’s slightly smaller than the street average (1,296 sqft) and sits around the 70th percentile both on its street and in the Westwood neighbourhood—meaning it’s not oversized, but not cramped either. The 6,613 sqft lot is where the property shines: it ranks in the top 20% city-wide for land area and in the top 26% within Westwood, giving it more outdoor space than most comparable homes in Winnipeg. That’s a meaningful advantage for buyers who value yard room over interior square footage.

The assessed value of $354,000 undercuts both the street average ($369,100) and the neighbourhood average ($392,100), placing it in the top 60% on Henday Bay and top 52% city-wide. That price-to-lot-size ratio is worth noting: you get above-average land at below-average cost. The home was built in 1962, which is earlier than most neighbours (top 8% oldest on the street, bottom 20% in Westwood). For some, that signals solid construction and established character; for others, it means older systems and potential updates needed.

This property suits buyers who prioritize lot size and value per square foot over a modern or spacious interior. It’s a practical fit for someone willing to invest in updates to a sound older home, or for those who want a big yard without paying a premium for the house itself. First-time buyers, downsizers who want outdoor space, or anyone looking for a fixer-upper with good bones would find this appealing. It’s less suited to someone seeking a move-in-ready, larger home in a newer subdivision.

Frequently Asked Questions

1. How does the lot size compare to other homes in Winnipeg?
The 6,613 sqft lot ranks in the top 20% city-wide and top 26% within Westwood. It’s above average at every level—street, neighbourhood, and city—which is unusual for a home priced below the median.

2. Is the assessed value of $354,000 a realistic market price?
Assessed value is a benchmark, not a market listing. It suggests the city estimates the property’s worth at roughly that figure relative to comparable sales. Given the below-average living area and above-average lot size, the final sale price could vary depending on how much a buyer values the land.

3. What should I know about a home built in 1962?
It’s one of the older homes on the street (top 8%) but newer than many city-wide. Expect original features like plaster walls, cast-iron plumbing, or older electrical systems. The roof, furnace, and windows may be original or updated—these should be inspected. The trade-off is often better materials and lot placement than newer builds.

4. How does living area affect resale or daily use?
At 1,163 sqft, it’s smaller than the street and neighbourhood averages by about 10–15%. That means less interior space for large furniture, open-concept layouts, or multiple bedrooms. For resale, buyers who prioritize square footage may pass, but those who want a manageable floor plan with a big yard may see it as a plus.

5. Why does the house rank lower in assessed value despite a larger lot?
Assessed value accounts for both land and building condition. The older home and smaller living area likely bring the total down, even with the generous lot. The lot has more weight city-wide than on the street alone, which explains why the value is more competitive city-wide (top 52%) than on the street (top 60%).