86 Dickens Drive – Property Summary

Key Characteristics & Buyer Profile

This 1,238 sqft home, built in 1969, sits on a 5,773 sqft lot in Winnipeg’s Westwood neighbourhood. Its standout feature is its year of construction: on Dickens Drive, it ranks in the top 1% for age, meaning it’s one of the newest homes on the block. That’s worth noting because it suggests the house may require fewer immediate updates compared to its older neighbours, many of which appear to date from the late 1960s as well.

The property’s real appeal lies in its relative value. Its assessed value of $365,000 is below the street average of $410,100, and it ranks in the bottom 10% on that metric locally. At the same time, the home’s living area and land size are slightly below the street norm, but in line with neighbourhood and citywide averages. That combination—a newer home priced more modestly than surrounding properties—could appeal to buyers looking for something move-in ready without paying a premium for a larger lot or square footage.

This property would suit a practical buyer who prioritizes a newer build over maximum space. It’s a reasonable fit for a first-time homeowner, someone downsizing from a larger house, or an investor seeking a solid, average-sized asset in a stable neighbourhood. There’s no obvious “wow factor” in size or land, but the low assessed value relative to the street suggests potential for long-term appreciation if the area improves.

Frequently Asked Questions

1. How does the property compare to other homes in Westwood?
In the Westwood neighbourhood, this home ranks around the middle for living area (top 51%), assessed value (top 53%), and land size (top 59%). Its strongest local rank is for year built, placing in the top 8%, meaning it’s newer than most nearby homes.

2. What does the “below average” street ranking for living area and land mean in practice?
It means the house is modestly sized compared to other homes on Dickens Drive. The average living area on the street is 1,445 sqft, and the average lot is 6,225 sqft—so this property is about 200 sqft smaller inside and roughly 450 sqft smaller on the lot. That could translate to lower maintenance and utility costs, but also less space for expansion.

3. Is the assessed value of $365k a reliable indicator of market price?
Assessed value is a rough benchmark, not a firm price. In this case, the property’s assessment is notably lower than the street average ($410k) and slightly below the neighbourhood average ($392k). That gap could mean it’s undervalued relative to its neighbours, but it’s worth checking recent sale data in the area before drawing conclusions.

4. How old is the property, and does its construction year matter?
The home was built in 1969, making it one of the newer houses on Dickens Drive (top 1% locally). That’s a plus if you’re concerned about outdated wiring, plumbing, or insulation found in older homes. However, 1969 is still over 50 years old, so you should still budget for typical mid-century maintenance—like roof replacement or furnace upgrades—unless recent renovations are documented.

5. What does the land area of 5,773 sqft allow for?
It’s a moderately sized city lot. You’ll have room for a decent backyard and a small garden, but don’t expect sprawling space for large additions or extensive landscaping. If you’re looking to build a garage or extend the house, check local zoning limits—lot size is tighter than the street average, which could restrict options.