20 Brownell Bay

Key Characteristics & Ideal Buyer Profile

This 1,100 sqft home on Brownell Bay in Winnipeg’s Westdale neighbourhood was built in 1970, placing it among the newest homes on its street (top 3%). The property sits on a 3,360 sqft lot, which is smaller than average for the street, neighbourhood, and city.

Its appeal lies in the living space. At 1,100 sqft, it’s larger than most homes on the street (top 35%) and in the wider Westdale area (top 30%). The assessed value of $262,000 is exactly in line with the street average but well below both the neighbourhood ($307,000) and city ($390,000) averages.

This property suits a buyer who values efficient, manageable square footage and a good street address (within a strong percentile on Brownell Bay) over a large yard. It also appeals to someone willing to accept a smaller lot in exchange for a home that is relatively young for its immediate location and priced significantly below broader market averages. The data suggests a property with respectable interior space, a small private outdoor area, and lower-than-typical property taxes for the area.

Frequently Asked Questions

1. What makes the “B row nell Bay” street ranking significant?
On a street of 86 comparable homes, this property ranks 3rd for newer construction year (top 3%) and 30th for living area (top 35%). This indicates it is one of the newer and slightly larger homes on a street where the average dwelling is older and smaller. It’s a strong local position, but less exceptional when compared city-wide.

2. Is the small lot a drawback or an opportunity?
With 3,360 sqft, the lot is the property’s weakest metric. It ranks in the bottom 21% on its own street. This likely translates to less yard maintenance and a more compact footprint, which can be a positive for buyers seeking lower upkeep or a more urban feel. It is a trade-off for the larger interior space.

3. Why is the assessed value so much lower than the neighbourhood and city averages?
The assessment of $262,000 is 15% below the Westdale average and 33% below Winnipeg’s average. This likely reflects a combination of the smaller lot size, the property’s specific location on the street, and its condition relative to pricier homes in the broader area. It positions the home as a lower-cost entry point into this neighbourhood.

4. How does this property compare to a typical starter home in Winnipeg?
City-wide, the average home is larger (1,342 sqft) and valued significantly higher ( $390,000). This property offers below-average square footage and a lower price point, with the advantage of a strong street ranking for its age. It represents a potentially more affordable option that is not necessarily “small” for its immediate surroundings.

5. Should I consider the “neighbourhood average” or the “street average” more?
The street average is more specific and correlates directly with immediate property values and character. The neighbourhood average provides context for the broader area’s market. For resale value, the street data is arguably more relevant, as it reflects the micro-market. The neighborhood data is useful for understanding school catchment, amenities, and overall area trends.