Key Characteristics & Buyer Profile
This 1,157 sqft home on Cullen Drive, built in 1969, sits on a 5,778 sqft lot in Winnipeg’s Westdale neighbourhood. Its strongest feature is assessed value: the property ranks in the top 12% on its street and top 13% in the neighbourhood, signaling that it holds value well relative to its immediate surroundings. Living area is also a standout—it’s above average both on the street (top 20%) and in Westdale (top 19%), offering more interior space than most comparable homes nearby. The year built and lot size are closer to average or slightly below average for the area, meaning the home isn’t the newest or largest on its block, but it isn’t the oldest or smallest either.
The appeal here is balance with a clear value tilt. The property isn’t flashy or oversized, but it offers solid living space and a valuation that punches above its weight locally. For a buyer, this suggests a home that may have been well-maintained or upgraded in ways that aren’t fully reflected in the raw stats—or simply sits in a pocket of Westdale where prices are stronger than the physical specs alone suggest.
This property would suit a buyer who prioritizes internal space and resale stability over a large yard or a newer build. It’s a good fit for someone looking to get above-average square footage in a well-regarded neighbourhood without paying for the newest construction. It may also appeal to investors or owner-occupants who see the assessed value ranking as a sign of strong market perception in a street that already trends higher than its neighbours.
FAQs
1. How does the living area compare to other homes in Westdale?
It’s above average. The property ranks in the top 19% of homes in the neighbourhood for living area, with Westdale’s average being 1,029 sqft. At 1,157 sqft, you’re getting more space than about 80% of comparable homes in the area.
2. Is this home overvalued given its age?
Not necessarily. The assessed value is in the top 13% of the neighbourhood, but the home was built in 1969, which is slightly older than the Westdale average of 1971. The combination suggests the market sees value in something beyond age—likely the larger living area, lot characteristics, or specific updates that aren’t captured in the basic data.
3. How does the lot size measure up?
The 5,778 sqft lot is around average for the street (5,583 sqft) and neighbourhood (5,168 sqft). It’s not oversized, but it’s also not a deficit. Citywide, it sits in the top 37%, so it’s slightly bigger than many Winnipeg lots, just not notably large for Westdale.
4. What does the “top 12%” street ranking for assessed value mean practically?
It means that out of 97 comparable homes on Cullen Drive, only about 11 have a higher assessed value. This often correlates with stronger resale potential and suggests the property is viewed favourably by appraisers relative to its direct neighbours—possibly due to condition, upgrades, or a favourable location within the street.
5. Is Westdale a good neighbourhood for this type of home?
Yes, based on the data. The home performs well in both living area and assessed value within Westdale, which is itself a neighbourhood with above-average specs. The ranking data shows that this property isn’t just decent in isolation—it’s strong compared to the local benchmark. That doesn’t guarantee future appreciation, but it does indicate the home fits well within its market.