7 Robert Service Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1965-built home with 1,302 sq. ft. of living space on a notably large 7,126 sq. ft. lot. The lot size stands out: it ranks in the top 19% on its street, top 17% in Westwood, and top 16% citywide in Winnipeg. That extra outdoor space is the property’s strongest asset, especially compared to the street average of 6,983 sq. ft. and the neighbourhood average of 6,491 sq. ft.

The assessed value of $420,000 sits slightly above the street average of $415,700 and notably above the Westwood average of $392,100, ranking in the top 23% for the neighbourhood. This suggests the home holds its value relative to nearby properties, partly due to the larger lot.

The living area, however, is below average for the street—1,302 sq. ft. vs. 1,531 sq. ft.—ranking in the bottom 10% on Robert Service Bay. This means the home is compact relative to its immediate neighbours, which could be a trade-off for buyers who prioritize yard space over square footage indoors.

This property would suit buyers who want a solid, mid-century home with a generous lot in an established Winnipeg neighbourhood. It’s a practical fit for someone looking to add value over time—either through interior updates or by capitalizing on the outdoor space. It may be less ideal for those who need maximum interior square footage now or who prefer a newer, move-in-ready finish.

Frequently Asked Questions

1. How does the living space compare to other homes in Westwood?
The 1,302 sq. ft. is close to the Westwood average of 1,372 sq. ft., ranking around the middle (top 44%) of comparable homes in the area. It’s not unusually small for the neighbourhood, but it is smaller than most other homes on this particular street.

2. Is the assessed value of $420,000 in line with the market?
The assessment is above the Westwood average ($392,100) and slightly above the street average ($415,700). It ranks in the top 23% locally, which reflects the larger lot size and solid positioning—but it doesn’t drastically over or underperform relative to comparable homes.

3. What does “above average” for the lot size really mean in practice?
The lot is 7,126 sq. ft., which is larger than about 84% of comparable properties citywide. On this street, it’s the 6th largest out of 31 homes. That means more backyard or garden space than most, and potentially more flexibility for future additions, sheds, or landscaping.

4. How old is the house, and does that affect its ranking?
Built in 1965, it’s slightly older than the neighbourhood average (1966) and citywide average (1966), but it’s one of the older homes on its street—ranked 8th out of 31. For a 1960s home, it’s in line with typical Westwood stock, so age alone shouldn’t be a surprise for buyers familiar with the area.

5. What’s the most underrated strength of this property?
The lot-to-living-area ratio. At 7,126 sq. ft. of land for 1,302 sq. ft. of house, there’s a lot of outdoor breathing room relative to the interior footprint. That’s uncommon in denser parts of the city and could appeal to buyers who value garden space, privacy, or potential for future expansion more than a large open-concept layout.