11 Brownell Bay – Property Summary
Key Characteristics & Buyer Profile
This is a compact, single-family home built in 1970 with 848 square feet of living space on a 3,673-square-foot lot. Its assessed value is $251,000.
The property’s strongest standout feature is its year built. It ranks in the top 3% of homes on Brownell Bay for being built in 1970, meaning it’s one of the older, more established houses on the street. That can appeal to buyers looking for solid, vintage construction from an era known for good bones, rather than a newer, less-tested build.
The living area and lot size are relatively modest compared to the wider Westdale neighborhood and city averages. Inside, at 848 sqft, it’s smaller than the street average (1,011 sqft) and well below Winnipeg’s median for comparable homes (1,342 sqft). The land is also tighter than typical Westdale lots (average 5,168 sqft). This means the home likely offers a more efficient, lower-maintenance footprint.
Its appeal lies in affordability and character over space. At $251k, it’s priced below the street, neighborhood, and city medians—making it one of the more accessible options in an area where the average assessed value is $307k. The combination of an older home on a smaller lot often appeals to first-time buyers, downsizers, or investors who prioritize location and lower entry cost over square footage. It may also suit someone who values a quiet street in a mature neighborhood with established landscaping and immediate neighbors.
That said, the data suggests it’s not a home that will impress on metrics of size or value relative to the broader market. It’s a humble, well-anchored property—neither a fixer-upper nor a premium find, but a practical entry point in a stable area.
Five Possible FAQs
1. How does the assessed value of $251k compare to similar homes nearby?
It’s 4% below the Brownell Bay average ($261.7k) and about 18% under the Westdale neighborhood average ($307.4k). It ranks in the top 76% on the street, meaning it’s more affordable than most homes in the immediate vicinity.
2. Is the living area too small for a family?
At 848 sqft, it’s roughly 16% below the street median. It would likely suit a single person, a couple, or a small family (one child) who prioritize location over interior space. The smaller footprint also means lower heating and maintenance costs.
3. Why is the year built considered “elite” on this street?
The home was built in 1970, which places it among the oldest 3% of houses on Brownell Bay. On a street where most homes are newer (average also 1970, but with many built later), this one carries a slightly older, more established character. It’s not historic, but it’s one of the earlier builds in the immediate area.
4. The land area is 3,673 sqft—is that a problem?
It’s above average on the street (top 26%), but below the Westdale neighborhood norm (5,168 sqft) and well below the city median (6,570 sqft). The lot is generous for the immediate street but tight for the wider neighborhood. This means less yard space and more privacy from immediate neighbors, which some buyers prefer for lower upkeep.
5. Who would this property not suit?
Buyers looking for a large family home, a sprawling yard, or a quick return on a high assessed value relative to price would be better off elsewhere. It’s also not ideal for someone wanting a modern open-plan interior, given the older build date and smaller square footage.