226 Cullen Drive – Property Summary
Key Characteristics & Buyer Profile
This is a 720 sqft home built in 1973 on a 3,315 sqft lot, located in Winnipeg’s Westdale neighborhood. Its standout feature is the year built: on its street, it’s the newest home, ranking in the top 1%. Citywide, it’s slightly newer than average.
Where the property falls short is size and assessed value. The living area is well below street, neighborhood, and city averages, and the assessed value of $251k reflects that—ranking near the bottom of the street (top 99%), and below average across all three levels. The land area is also small for the area, ranking in the bottom 2% on the street.
The appeal here is subtle. For a buyer who wants a newer build in an older, established street, this house offers that contrast. It’s not about square footage or lot size—it’s about finding a relatively recent structure in a neighborhood where most homes are older. That could mean fewer immediate maintenance concerns (roof, furnace, foundation) compared to neighboring houses from the early ’70s or late ’60s.
This would suit: a first-time buyer or downsizer who prioritizes a newer home with less upkeep, values Westdale’s location and character, and doesn’t need a large living space or yard. It’s less ideal for families wanting room to grow or anyone looking for a big lot.
Five Possible FAQs
1. Why is the assessed value so low compared to the street average?
The street average is pulled up by a few larger, higher-value homes. This property has a smaller living area and lot, so its assessed value is proportionally lower. The ranking (top 99%) simply means only one other home on the street is assessed lower.
2. Does “newest on the street” mean better condition?
Not automatically, but it’s a reasonable clue. A 1973 home will generally have newer core systems (electrical, plumbing) than a 1971 or 1968 home, all else being equal. Still, a full inspection is the only way to confirm actual condition.
3. How does the small lot affect resale?
It can limit future expansion, but it may also mean lower yard maintenance. In Westdale, where larger lots are common, a smaller lot can make the home more affordable—and may appeal to buyers who prefer a compact, low-maintenance outdoor space.
4. Is Westdale a sought-after neighborhood?
Yes, generally. Westdale is an established Winnipeg area with tree-lined streets, proximity to the university, and a mix of older character homes. This property fits a specific niche within that neighborhood—it’s not the typical Westdale bungalow, but it offers a newer alternative in a desirable pocket.
5. Does “below average” ranking mean the property is a bad deal?
Not necessarily. The rankings compare this home to all others in its scope. Being below average on size and value just means it’s smaller and cheaper—which is exactly what some buyers are looking for. The newer build is its main compensating strength.