At a Glance: 118 Shepton Bay
Key Characteristics & Buyer Profile
This home at 118 Shepton Bay offers 1,194 square feet of living space on a notably large 9,604-square-foot lot, built in 1974. Its appeal is rooted in land value and neighborhood standing rather than interior size. While the living area is roughly average for its street and city, the lot ranks in the top 7% citywide and the top 3% within the Westdale neighborhood—meaning you get significantly more outdoor space than most comparable properties. The assessed value of $425k places it in an elite tier for Westdale (top 2% of that area), though it’s more in line with citywide averages.
The property’s strongest draw is the combination of a generous lot in a well-regarded neighborhood, paired with a solid but unremarkable home. This makes it best suited for buyers who prioritize yard space, room for additions or landscaping, or long-term land appreciation over a move-in-ready, modern interior. It would also appeal to those who value Westdale’s established reputation but find many of its homes either too small or too expensive. The home itself is from 1974, which is on the newer side for the street but roughly average for the city—so don’t expect original character, but do expect a house that has likely seen some updates over the years.
Frequently Asked Questions
1. How does this property’s lot size compare to others nearby?
Very favorably. At 9,604 sqft, the lot ranks #10 out of 46 homes on its street (top 22%), but more impressively, it ranks #50 out of 1,460 in Westdale (top 3%) and #13,845 out of nearly 200,000 citywide (top 7%). That means this is a genuinely spacious lot, even by suburban Winnipeg standards.
2. The assessed value seems high for the living area—why?
The $425k assessment reflects the land’s value more than the house. The lot’s size and Westdale’s desirability push it far above the neighborhood average ($307.4k), while the living area itself is only average. Buyers are paying a premium for the property’s setting, not the square footage of the home.
3. Is the home from 1974 considered old or new for this area?
It’s on the newer side for Shepton Bay (ranked #3 out of 46 homes, top 7%) and above average for Westdale, where the median build year is 1971. Citywide, it’s around average—many Winnipeg homes are older, so 1974 is fairly typical. Expect typical 70s construction, not vintage charm.
4. What type of buyer typically chooses this property?
Someone who values land, privacy, or future development potential over a large house. It’s a good fit for a family wanting a big backyard in a solid neighborhood, or for a buyer who sees opportunity to renovate or expand a decent existing home on an exceptional lot.
5. How does the living area of 1,194 sqft actually feel?
It’s functional for its size—enough for a small-to-medium family, but not spacious. Think carefully about how you’d use the rooms; this is a home where the floor plan matters. The value is outside the four walls, not in them. If you need more interior space, you’d be paying a premium here for land you might not use.