21 Brownell Bay

21 Brownell Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1970-built home with 848 square feet of living space and a 3,674-square-foot lot, currently assessed at $253,000. Its standout feature is the exceptionally early construction year relative to neighbours: on Brownell Bay, it ranks in the top 3% for age, meaning almost every other house on the street was built in the same year or later. That consistency often points to a cohesive development period, which can appeal to buyers who value predictable neighbourhood character over a mix of eras.

The living area is below the street average (1,011 sqft) and well below citywide norms (1,342 sqft), which makes this a genuinely compact home. The land area, however, is above average for the street (top 21%), giving it a yard that feels generous compared to immediate neighbours—even though lots in Westdale and Winnipeg tend to be larger overall. The assessed value sits below street, neighbourhood, and city averages, likely reflecting the smaller footprint rather than any condition issue.

This property suits buyers who prioritize a well-established street with consistent architecture, don’t need maximum square footage, and see value in a lower entry price point for the area. It may also appeal to anyone looking for a manageable yard in a neighbourhood where larger lots are typical—less maintenance, more time to enjoy the location. First-time buyers or downsizers who value older construction and a tight-knit street feel would likely find it a solid fit.

Five Possible FAQs

1. How does the living area compare to other homes in Westdale?
It’s below the neighbourhood average of 1,029 sqft, ranking in the bottom 18% of comparable homes. If you’re looking for something compact, this is well within that range; if you need more space, you’d want to budget for an addition or look elsewhere in the area.

2. Is the assessed value a good indicator of market price?
Assessed value ($253k) is lower than both the street average ($261.7k) and the neighbourhood average ($307.4k). While assessments aren’t perfect market proxies, the gap here suggests the home is priced below many nearby properties—likely due to its smaller size rather than any major drawback. Always compare with recent sales for a clearer picture.

3. What does the “Top 3%” year built ranking really mean?
It means only two other homes on the street were built before 1970, and the rest were built in 1970 or later. That’s unusual: most streets show a wider spread of ages. It suggests the street was developed in a single wave, which often means similar construction quality and style throughout. If you like consistent character, that’s a plus.

4. Is the lot size practical for gardening or outdoor use?
At 3,674 sqft, it’s above average for the street (top 21%) but below the citywide norm. For most people, that’s a manageable size: room for a patio, small garden, or kids’ play area, but not so much that upkeep becomes a burden. If you’re used to larger suburban lots, it might feel snug; if you’re coming from a condo, it’ll feel generous.

5. How does this house compare to the typical home in Winnipeg as a whole?
It’s smaller in both living area and lot size than the typical citywide comparable (848 vs. 1,342 sqft; 3,674 vs. 6,570 sqft lot). The assessed value is also significantly lower ($253k vs. $390k). That gap is normal for an older, compact home in an established neighbourhood—you’re trading square footage for location and lower cost, which is a common tradeoff in inner-ring areas like Westdale.