6 Robert Service Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1966-built home with 1,299 sq. ft. of living space and a notably large 7,116 sq. ft. land lot. The lot is the standout feature here: it ranks in the top 16% citywide and top 17% within Westwood, meaning it’s significantly bigger than most comparable properties. The assessed value of $422,000 sits above the neighborhood average and in the top 33% across Winnipeg, reflecting that land value plays a role. The house itself is one of the older homes on the street—it ranks 3rd out of 31 for year built (top 10%)—so it was built earlier than most of its immediate neighbours. The living area is below average for the street (top 94%), but roughly average for Westwood and the city as a whole.

The appeal here is the land-to-house ratio. Buyers who value outdoor space, gardening, future expansion potential, or simply a larger private yard will see this as a strong opportunity. The home is not large by street standards, but the land offers flexibility. It would suit buyers looking for a property in a well-established Westwood neighbourhood where they can put their own stamp on the house over time, or who want more breathing room than newer infills typically provide. It may also appeal to someone prioritizing lot size over a move-in-ready interior, given the assessed value is driven partially by land.

Five Possible FAQs

1. Why is the assessed value above average when the living area is below average for the street?
The assessed value reflects both the house and the land. The lot is larger and ranks higher than many neighbours’, which pushes the overall value up. Older homes on bigger lots often hold value this way—the land is the appreciating asset.

2. How does the age of this home compare to others in the area?
It’s older than most houses on Robert Service Bay (ranking 3rd out of 31), but right around the average for Westwood and Winnipeg as a whole. So it’s not unusually old for the neighbourhood, just one of the earlier builds on its specific street.

3. What does “Below Average” for living area mean in practical terms?
It means the house has less square footage than most other homes on the same street. If you compare it to typical Westwood or citywide homes, the size is about average. The limitation is mostly relative to immediate neighbours, not the broader area.

4. Is this a good investment for someone looking to renovate or expand?
Possibly, but check local zoning and setback rules first. The large lot gives you room to work with, but the house is already one of the older ones on the street, so any major renovation or addition would need to consider how it fits with the surrounding homes and any neighbourhood guidelines.

5. How does the land size compare to newer subdivisions in Winnipeg?
Very favourably. A 7,116 sq. ft. lot is noticeably larger than what you’d find in most newer developments, where lots often range from 4,000 to 5,500 sq. ft. This size is more typical of older, established neighbourhoods like Westwood, where properties were originally laid out with more generous yards.