1 Brownell Bay

Key Characteristics & Buyer Profile

This is a compact, older home on a notably large lot. At 720 sqft of living space, it's significantly smaller than the average home on its street (1,011 sqft), in its Westdale community (1,029 sqft), and across Winnipeg (1,342 sqft). It ranks in the bottom 5–12% for size across all three comparisons.

Where this property stands out is its land. At 4,317 sqft, the lot is well above average for the immediate street (3,714 sqft) and sits in the top 9% there. It also has the newest construction year on the street (1972, ranking 1st out of 86), which puts it ahead of the local average of 1970. The assessed value is below typical figures at $249,000, reflecting the smaller structure more than the land.

The appeal here is straightforward: a modest, newer-than-average starter home with a lot more outdoor space than neighbors. The smaller interior keeps the purchase price and likely upkeep lower, while the land offers room for additions, gardens, or simply space that tighter urban lots don't provide.

This would suit buyers who prioritize land and location over square footage—someone looking to get into a well-established neighborhood like Westdale without paying for a large house. It's also a good fit for those open to renovating or expanding over time, or for downsizers who want a manageable interior but decent yard space.

Five Possible FAQs

1. Why is the assessed value low if the land is large?
Assessed value weighs both land and structure. Here, the land is above average for the street, but the home's 720 sqft living area is well below local norms. The structure's smaller size pulls the total assessment down more than the land pushes it up.

2. Is the home considered small compared to others nearby?
Yes. It ranks 76th out of 86 homes on Brownell Bay for living area. The street average is 1,011 sqft, so this home is roughly 30% smaller. In the wider Westdale community, it ranks in the bottom 6%.

3. How does the lot size compare beyond the immediate street?
While the lot is strong for the street (top 9%), it's closer to average once you look at Westdale and Winnipeg as a whole. It ranks in the top 59% in Westdale and top 69% citywide. Not unusually large, but solid for the price point.

4. What does the "newest on the street" ranking really mean?
The home was built in 1972, which ranks 1st out of 86 properties on Brownell Bay. That means no other home on the street is newer. However, 1972 is still over 50 years old, and the ranking reflects the age of neighboring homes, not the home being brand new.

5. Could this be a good candidate for an addition or extension?
Potentially, yes. The lot is above average for the street, and the existing footprint is small. Adding square footage could bring the living area closer to neighborhood norms while retaining the land advantage. Always check local zoning and setback rules before planning.