163 Cullen Drive – Property Summary
Key Characteristics & Buyer Fit
This is a 1,040 sqft home, built in 1970, on a notably large 6,436 sqft lot, located in Winnipeg’s Westdale neighbourhood. Its assessed value is $344,000.
The main draw here is the land. The lot ranks in the top 9% on its street and top 23% city-wide for size—well above the street average of 5,583 sqft and the neighbourhood average of 5,168 sqft. For buyers who value outdoor space, room for expansion, or a deeper yard than most nearby properties offer, this stands out.
The house itself is around average for its area in both size and age. Living area is slightly above the average on Cullen Drive (1,006 sqft) but below the city-wide average for comparable homes (1,342 sqft). The assessed value is above the neighbourhood average ($307,400), though still within a reasonable range given the land size.
Who it suits: Buyers who prioritize a generous lot over a large house—someone looking to garden, add a garage or workshop, or simply not feel boxed in by neighbours. It may also appeal to those who see potential to renovate or expand a modest home in a solid, established area. Less suited for someone wanting a move-in-ready, larger floor plan without work.
Frequently Asked Questions
1. How does the assessed value compare to similar homes nearby?
It's $344,000, which is above the Westdale neighbourhood average of $307,400 and slightly above the street average of $331,100. City-wide, it’s a bit below the average for comparable homes ($390,100). The higher value is likely driven by the lot size rather than the house itself.
2. Is the house very old or in need of major updates?
Built in 1970, it’s around the median age for the neighbourhood and street—neither notably old nor new for the area. Age alone doesn't signal condition; that depends on maintenance. A 1970s home may have original systems or finishes, so it’s worth looking into when the roof, furnace, windows, and major appliances were last replaced.
3. Why is the lot size such a big deal here?
Most lots on Cullen Drive average 5,583 sqft and in Westdale, about 5,168 sqft. This one is 6,436 sqft—about 15% larger than the street average. In a neighbourhood where lot sizes are fairly consistent, that extra space isn’t common. It ranks in the top 9% on the street and top 23% city-wide.
4. How does the living space compare to other homes in Winnipeg?
At 1,040 sqft, it’s slightly above the street and neighbourhood averages but below the city-wide average of 1,342 sqft for comparable homes. Ranked in the top 39% on its street but only in the top 68% city-wide, it’s a modestly sized home by broader Winnipeg standards.
5. What’s the neighbourhood like in terms of housing stock?
Westdale is a mid-century suburban area with mostly homes built around 1970-1971. Values are above the city median, and many properties here have smaller lots than this one. It’s a stable, established area—not a high-growth or trendy pocket, but consistently solid for families or long-term ownership.