246 Cullen Drive – Property Summary
Key Characteristics & Buyer Profile
This 848 sqft home, built in 1973, sits on a 3,598 sqft lot in Winnipeg's Westdale neighbourhood. Its standout feature is the year built: it ranks first on the street (top 1%) and is newer than most homes in the area and citywide. However, the living area and land size are both below average for the street, neighbourhood, and city. The assessed value of $272,000 tracks closely with this—it's below average on Cullen Drive and citywide, though roughly average for Westdale itself.
The appeal here is less about space and more about a solid, newer build on a modest lot in a stable neighbourhood. The home is likely a good fit for buyers who prioritize a move-in-ready structure over square footage—first-time homeowners, downsizers, or those looking for something efficient to maintain. It may also appeal to buyers who want a newer home in an older, established area (Westdale's average build year is also 1971), giving them a slight edge on construction age without the premium of a tear-down or major renovation. The trade-off is clear: you get a newer home, but you compromise on living area and yard size compared to neighbours.
Five Possible FAQs
1. How does this home's assessed value compare to similar homes nearby?
The assessed value of $272k is below the street average ($331k) and citywide average ($390k), but it falls near the middle for Westdale proper (average $307k). This suggests the home is priced in line with its size and lot, rather than commanding a premium for its newer build year.
2. Is the smaller living area a dealbreaker for resale?
It depends on the buyer pool. Smaller homes in this range (848 sqft) can be harder to sell in a market that favours larger floor plans, but they also appeal to budget-conscious buyers or those looking for a lower-maintenance property. The ranking shows it's on the smaller side for the street, but that doesn't mean it's undesirable—just niche.
3. Why is the year built so much newer than the lot size would suggest?
This often happens when a home was built as an infill or on a subdivided lot. The land area (3,598 sqft) is below average for the area, which is common for newer constructions in older neighbourhoods where lots were split. The house itself is newer, but the land is smaller than typical for the street.
4. What does "tier" mean in the ranking bars?
The tiers are colour-coded based on how the property stacks up against its peers: red for well below average, blue for below average, amber for around average, and gray for above average or elite. For this home, the year built shows as elite (top 1% on the street), while living area and land are in the blue or amber range.
5. Can I view this property's size and value compared to nearby homes on a map?
Yes. There is a neighbourhood map analysis page (linked from the original listing) that lets you compare year built, living area, assessed value, and lot size for homes in the immediate area. This is useful for seeing exactly how this property fits into the block and surrounding streets.