83 Robert Service Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1,814 sqft single-family home built in 1965 on a 7,496 sqft lot, located in Winnipeg’s Westwood neighbourhood. The numbers tell a clear story: it’s larger than most homes on its street, in its neighbourhood, and across the city. The living area ranks in the top 16% on Robert Service Bay, and the lot size is in the top 13%—so you’re getting above-average space both indoors and out.

The assessed value of $464,000 is notably higher than the street average of $415,700. This suggests the property has been well-maintained and holds above-market value relative to its immediate neighbours. The year built (1965) is typical for the area, so there’s nothing unusual about the age of the home—it’s not old for the street, nor exceptionally new.

Appeal: The main draw here is proportion. It’s a home that offers more living space and a bigger yard than most comparable properties in Westwood, without being an outlier in terms of age or style. That can mean fewer compromises for a buyer who wants room to grow, or for someone who values outdoor space but doesn’t want to move to a newer subdivision farther from the core.

Who it suits: Families who need extra square footage and a proper yard, or buyers who intend to stay put for a while and want a property that won’t feel cramped as needs change. It could also appeal to someone who sees the lot size as an opportunity—not for redevelopment necessarily, but for gardens, a workshop, or simply not being on top of the neighbours. Value-conscious buyers might note that while the assessed value is above the street average, it still ranks in the top 26% citywide—meaning you’re getting a lot of space for Winnipeg prices, not luxury-tier pricing.

Frequently Asked Questions

1. How does the assessed value compare to what I’d actually pay?
Assessed value is a market-based estimate used for property taxes, not a sale price. That said, when a home ranks in the top 10% on its street for assessed value, it often reflects above-average finishes, updates, or lot conditions. You’d want to confirm what’s driving that—renovations, a finished basement, or something else—to decide if the premium is justified.

2. Is a 1965 home likely to need major updates?
Homes of this era often have original mechanicals, windows, or roofing that may need attention. 1965 is not unusually old for Westwood (many homes are similar), but you should check the age of the furnace, roof, and electrical panel. A well-cared-for 1960s home can be very solid—just don’t assume everything is original unless the listing confirms recent updates.

3. What’s the neighbourhood like in terms of resale value?
Westwood is a stable, established area with a mix of post-war bungalows and two-storeys. The property ranks in the top 13% for assessed value within the neighbourhood, which suggests it’s a stronger asset relative to its immediate surroundings. Resale should be reasonable, but keep in mind that homes on busier streets or with smaller lots nearby can influence future pricing.

4. The lot is 7,496 sqft—what can I do with that?
That’s about 15% larger than the street average. The extra space could be used for a garage, a larger deck or patio, gardening, or simply more privacy between neighbours. In established neighbourhoods like Westwood, larger lots are increasingly rare, so there’s long-term value in the land itself—even if you don’t plan to build.

5. How does this home compare to new builds in terms of layout?
1960s homes often have more defined rooms and less open-concept flow than modern builds. If you prefer separate living and dining rooms, or a more traditional layout, this era can be a plus. If open-concept is a must, you’d likely need to do structural work. The square footage here is generous, so even with older layouts, there’s flexibility.