33 Briarwood Road – Property Summary

1. Key Characteristics & Buyer Profile

This is a 1956-built home in Winnipeg’s Windsor Park neighbourhood, with 1,056 sq. ft. of living space on a 5,501 sq. ft. lot. Its assessed value is $366,000.

Where this property stands apart is on the street itself. On Briarwood Road, it ranks 3rd out of 22 homes by both assessed value and year built (top 14%), and its living area, while slightly below the street average of 1,134 sq. ft., is still competitive. The lot size is right in the middle of the pack for the street.

At the neighbourhood and city level, the picture is more average. Windsor Park’s median living area is 1,091 sq. ft., and the citywide median for comparable homes is 1,342 sq. ft. The assessed value is near the neighbourhood median ($354,200) and slightly below the city median ($390,100). In short, this home is a strong value relative to its immediate neighbours, but not an outlier across the broader area.

The appeal lies in its relative position on Briarwood Road. Buyers get a home that’s newer than most on the street, with a higher assessed value, on a typical-sized lot, at a price that undercuts the city average. It’s a solid, unflashy choice for someone who wants to own on a well-established street without paying a premium for the neighbourhood’s top-tier homes.

Who it suits: First-time buyers looking for a manageable footprint in an older, stable inner-ring suburb. Also, buyers who prioritize value per square foot over raw space, or who want a home that’s already in a strong value position relative to its immediate neighbours—and therefore likely to hold its own in resale.

2. Frequently Asked Questions

1. Why is the living area ranked below the street average but still “around average” for the neighbourhood?
The street itself has larger homes (average 1,134 sq. ft.), so 1,056 sq. ft. looks small there. But in the wider Windsor Park neighbourhood, the median is 1,091 sq. ft., so this home is much closer to the local norm. The street is an outlier within the neighbourhood.

2. Is the lot size a concern?
The lot is 5,501 sq. ft., which is typical for Briarwood Road (median 5,620 sq. ft.) but smaller than the neighbourhood average of 6,030 sq. ft. and the city median of 6,570 sq. ft. It’s not unusually small, but if yard space is a top priority, it’s worth noting.

3. How does the assessed value of $366,000 compare to what I’d actually pay?
Assessed value is for property tax purposes, not market price. In Winnipeg, assessments often lag behind market conditions. This is a data point, not a price guide. A realtor or recent sales in the area would give a better sense of market value.

4. What does “top 14%” for year built actually mean for this home?
It means this house is newer than 86% of the homes on Briarwood Road. Since many houses on the street were built in 1956 or earlier, a 1956 build is comparatively recent. It doesn’t mean the home is “new”—just that it’s on the newer end for this specific street.

5. Why does the property show as “below average” for lot size in the neighbourhood but “around average” citywide?
Windsor Park has larger lots on average (6,030 sq. ft.) than the citywide median for comparable homes (6,570 sq. ft. is the median, but many city lots are smaller). The neighbourhood skews bigger, so a 5,501 sq. ft. lot is small relative to the area, but closer to the middle when compared across the whole city.