Key Characteristics & Appeal
This 1,755 sqft home on a 9,609 sqft lot in Westdale stands out primarily for its size. Compared to other homes on the same street, it ranks in the top 7% for living space. The gap is even wider within the Westdale community, where it is in the top 1% for size, against an average of roughly 1,029 sqft. The land is also a major asset, placing in the top 3% of the neighbourhood and top 7% citywide.
Its assessed value sits at $411,000, which is above the street average but roughly in line with citywide medians. The home was built in 1974, slightly newer than the Westdale neighbourhood average. The appeal lies in the combination of a large floor plan and an unusually spacious lot, especially for this area. It suits buyers who want room to spread out and a substantial yard in an established neighbourhood, without paying a premium that fully reflects the size advantage. Those who value interior square footage and outdoor space above a completely renovated interior or a trendy address will find this property pragmatic.
Five Frequently Asked Questions
1. The assessed value is high for Westdale but average for the city. Does that mean it's overpriced for the area?
Not necessarily. The high assessment relative to the neighbourhood average reflects how much larger the home and lot are than most properties in Westdale. The citywide comparison shows it is valued in line with large homes across Winnipeg. The price reflects the physical size of the asset, not necessarily a premium finish or location.
2. Is a 1974 home old enough to need major updates?
A 1974 build is roughly 50 years old. Key systems like the roof, furnace, windows, and foundation are likely mid-life or approaching replacement if not already updated. Buyers should budget for potential upgrades to mechanicals, insulation, or finishes, depending on what the current owner has done. It is not a vintage property, but it is not new either.
3. How does the 9,609 sqft lot compare to typical new subdivisions?
It is significantly larger. Many new suburban lots are between 3,000 and 5,000 sqft. This lot is roughly double that, placing it in the top 7% citywide for size. It offers more room for gardens, a workshop, play structures, or future expansion, but also requires more maintenance.
4. Does the home's high ranking for size mean rooms are unusually large?
It depends on the floor plan. A 1,755 sqft two-storey home will feel different than a 1,755 sqft bungalow. The data shows it has more total floor area than most homes nearby, but how that space is distributed (smaller bedrooms vs. large living areas) is not captured by the square footage alone. Buyers should walk the floor plan to see if the space works for them.
5. How does this property compare to others on Shepton Bay itself?
On its own street, it is the third-largest home and has the seventh-largest lot, both well above average. Its assessed value ranks 14th out of 46 homes, which means some smaller homes on the street are assessed higher (likely due to renovations or location within the street). It is a standout for size, but not the most expensive house on the block.