432 Westmount Drive — Property Summary

Key Characteristics & Buyer Fit

This 1,059 sqft home, built in 1963, sits on a 6,324 sqft lot in Winnipeg’s Windsor Park neighbourhood. Its standout feature is the assessed value. At $405,000, it ranks in the top 9% on the street and top 7% in the area — well above the local average of $354,200. That suggests the home has either been well-maintained or upgraded in ways that add tangible value compared to nearby properties.

The land area is also above average. While the citywide average for comparable homes is 6,570 sqft, this lot comes in just under that at 6,324 sqft, yet it still ranks in the top 25% citywide and top 26% on the street. In a neighbourhood like Windsor Park, where many homes were built in the early 1960s, a slightly larger lot can offer more flexibility for future additions, gardens, or outdoor space.

The living area (1,059 sqft) is about average for the street and neighbourhood, but slightly below the citywide average of 1,342 sqft. This is not unusual for a home of this era. Buyers looking for a compact, efficient floor plan rather than sprawling square footage may find this perfectly adequate.

Who this suits: This property is a good fit for buyers who prioritize lot size and location value over interior square footage. It would likely appeal to someone willing to invest in cosmetic updates or a modest reno, given that the assessed value already outpaces the street and neighbourhood averages — meaning the bones and location are strong. It may also suit buyers who want a solid bungalow-style home in an established neighbourhood with mature trees and stable property values. Investors might note the above-average land area and value ranking, which could signal strong resale potential.

Five Possible FAQs

1. Is the assessed value a reliable indicator of market price?
   Assessed value is a useful benchmark, but it’s not the same as market value. In this case, the home is ranked well above average locally, which typically points to a property that has held or increased its value relative to neighbours. A comparative market analysis from a realtor would be the next step.

2. How does a 1963 build hold up compared to newer homes?
   Homes from the early 1960s often have solid construction, mature landscaping, and larger lots than newer infill builds. However, mechanical systems (furnace, windows, roof) may need updating if not already done. It’s worth checking the age of these components during a viewing.

3. Why is the land area ranked higher than the living area?
   This is common in older neighbourhoods. The lot sizes were set before modern building trends favoured larger floor plans. A bigger lot offers more outdoor space and potential for expansion, but the living area itself may feel modest by today’s standards.

4. How does Windsor Park compare to other Winnipeg neighbourhoods?
   Windsor Park is a well-established, mid-century neighbourhood with good access to the Seine River, parks, and local amenities. It’s generally considered a stable, family-friendly area. Property values here tend to be more consistent than in newer subdivisions, which can be a plus for long-term buyers.

5. What does “Top 55%” mean for citywide living area ranking?
   It means the home’s living area is slightly smaller than the citywide average for comparable homes — but not dramatically so. For context, the home is in the middle of the pack citywide, which is typical for a 1960s bungalow. It’s not a selling point, but it’s not a drawback either.