22 Braewood Place – Property Summary

Key Characteristics & Buyer Profile

This property at 22 Braewood Place is built on an exceptionally large lot—9,924 square feet—ranking in the top 5% on its street, top 3% in the Westdale neighbourhood, and top 6% citywide in Winnipeg. The land area is roughly double the street average of 5,487 sqft. The house itself, built in 1977, is among the newest on the street (tied for first) and in the top 1% of the neighbourhood. However, the living area is modest at 976 sqft—slightly below the neighbourhood average—and the assessed value of $252,000 falls well below both street and city averages.

The appeal here lies in the land, not the house. Buyers get a rare, oversized lot in an established neighbourhood, with a home that is structurally newer than most nearby but smaller in footprint. This property would suit someone looking to renovate, expand, or potentially redevelop, rather than move into a finished, move-in-ready family home. It might also appeal to buyers who prioritize outdoor space or want a quiet street in Westdale without paying a premium for a large house. It is less suited to those seeking turnkey living or a home with generous interior square footage.

Possible FAQs

1. Is the assessed value of $252,000 in line with similar homes nearby?
No—it is below average for the street ($281,400), the neighbourhood ($307,400), and the city ($390,100). The low assessed value reflects the modest living area, despite the large lot.

2. What does “ranked top 5% for street, top 3% for neighbourhood” actually mean for the lot size?
It means that among the 20 homes on Braewood Place (as per the data set), only one other property has a larger lot. In Westdale, out of 1,460 comparable homes, fewer than 50 have more land. The lot is a standout feature.

3. Are there any major trade-offs with the living area?
Yes. At 976 sqft, the living area is below the street average and significantly below the citywide average. This likely limits interior space for larger families or those wanting multiple living areas, though it gives potential for expansion on the large lot.

4. Would this property work for an investor or someone planning to build?
Very possibly. The combination of a large lot and a newer (but smaller) home could make it an attractive candidate for a significant addition, or for a teardown and rebuild—depending on zoning and neighbourhood restrictions. The assessed value suggests there is land value not fully reflected in the current house.

5. How does the year built (1977) compare to other homes in Westdale?
It is newer than most: the neighbourhood average is 1971, and it ranks in the top 1% for its area. This means the structure is likely in better condition than many older homes, though the smaller size and lower value suggest it was not built as a premium property.