Key Characteristics & Appeal
This 1,008 sqft home at 19 Briarbrook Bay, built in 1975, sits on a notably large 6,772 sqft lot. Its strongest advantage is the land. Within its street and community (Westdale), the lot size ranks among the top tier, offering significantly more outdoor space than typical nearby properties. The home’s assessed value is slightly above the street average but below community and city medians, which means the property tax base is relatively modest for the lot size. While the living area is slightly below today’s new-build standards, it is consistent with other homes in the neighborhood.
The appeal lies in the opportunity: a well-located, older home with generous yard space in a stable, established community. This typically suits buyers who value outdoor room—gardening, expansion, or simply space—over a large, modern interior. It would also work well for someone looking for a property in a good area with strong bones, where they can renovate or add square footage over time. The 1975 build year puts it well within Westdale’s newer vintage, meaning mechanical systems and layout are likely similar to many surrounding homes.
Frequently Asked Questions
1. How does the property tax here compare to other homes in Westdale?
The assessed value of $286,000 is close to the Westdale average but slightly below it. Because property taxes are based on assessed value, you can expect a tax bill that is toward the middle or lower end for the neighborhood. It is not a low-tax outlier, but it also isn't inflated by a high assessment.
2. What does “city rank” mean for the living area and land size?
These ranks compare this home to all properties in Winnipeg. It is in the top 19% city-wide for land size, meaning its yard is larger than roughly 4 out of 5 homes in the city. In contrast, the interior's 1,008 sqft places it in the bottom 27% city-wide, reflecting smaller, older homes. This gap—large lot, moderate house—is the property’s defining feature.
3. Is the 1,008 sqft living area considered small for this area?
Not for the street or community. It is very close to the average for Briarbrook Bay and Westdale. It is noticeably smaller than the city-wide average (1,342 sqft), which includes newer, larger suburban builds. If you are comparing within the immediate neighborhood, the size is typical.
4. What is the condition or style of a 1975 home in this area?
The listing does not provide condition details, but a 1975 home in Westdale frequently features a split-level or bungalow layout. Among homes on this street, it is the newest build, so it may share common construction methods and materials of that era (e.g., original windows, furnace, or roof may be due for updates if not already replaced). A buyer should budget for potential updates to mechanicals or finishes.
5. Could the lot be subdivided or developed further?
At 6,772 sqft, the lot is large for the street and area. Whether it can be subdivided depends on local zoning bylaws in Westdale. This land size often allows for a garage, large garden, or addition, but a buyer should verify with the city planning department before assuming any development potential. The value here is flexibility, not guaranteed subdivision.