109 Cullen Drive – Property Summary
Key Characteristics & Buyer Profile
This is a 1,081 sqft home built in 1969, sitting on a 6,296 sqft lot in Winnipeg’s Westdale neighbourhood. Its assessed value is $336,000.
The property’s main draw is the land. The lot is well above average for the street (top 22%), the neighbourhood (top 20%), and even stands out citywide (top 25%). For buyers who value outdoor space—gardening, expansion potential, or simply more breathing room—this is the standout feature. The home itself is mid-sized: living area lands around average for the street and neighbourhood, though it falls slightly below the citywide average for comparable homes. The year built is on the older side relative to nearby houses, but is roughly average citywide.
Appeal lies in the balance of a solid, modest interior with a genuinely generous lot. It’s not a flashy property, and it’s not for someone looking for a modern, move-in-ready home with top-tier finishes. Instead, it suits practical buyers—first-time homeowners, small families, or investors—who prioritize space and location over a recent renovation. The assessed value sits slightly above the street average but below citywide averages, suggesting the price reflects the lot premium more than the house itself. Someone comfortable with a 1960s home that likely needs updates but offers room to grow or add value would find this interesting.
FAQs
1. How does the lot size compare to other homes in Westdale?
This lot is in the top 20% of the neighbourhood. With 6,296 sqft, it's significantly larger than the neighbourhood average of 5,168 sqft. On Cullen Drive specifically, it ranks in the top 22%.
2. Is the assessed value high for what you get?
Not particularly. The $336,000 assessment is close to the street average ($331,100) and sits below the citywide average ($390,100). It's above the neighbourhood average ($307,400), but that gap is likely tied to the larger lot, not the house itself.
3. What does "comparable homes" mean in these stats?
These rankings compare this property to similar houses within the same scope—meaning homes of a similar type and size range on the same street, in Westdale, and across Winnipeg. It’s a rough benchmark, not a precise match.
4. Should I be concerned about the 1969 build date?
Not automatically. The year built is older than average for the street and neighbourhood, but that’s common in Westdale. Houses from the late 1960s often have solid construction. The main thing to check is whether major systems (roof, furnace, windows) have been updated, since original components would be 55+ years old.
5. Who would you recommend this property to?
Someone who values outdoor space and doesn’t mind an older interior. It’s a solid candidate for a renovator, a family wanting a yard, or an investor looking for a property where the land has more upside than the house. Not ideal for someone wanting a turnkey modern home in a trendy area.