27 Collingham Bay – Property Summary
Key Characteristics & Ideal Buyer
This property on Collingham Bay stands out most for its land. The lot measures 14,865 square feet—by far the largest on the street (ranked #1 out of 29) and in the top 2% citywide. The house itself is a 1,132-square-foot home built in 1972, with an assessed value of $381,000. That puts it above average for the Westdale neighbourhood (top 10% by value), though living space is only slightly larger than street and area averages.
The appeal here isn’t in square footage; it’s in the property’s bones. The house is modest but sits on an exceptional piece of land—something increasingly rare inside Winnipeg. A thoughtful buyer would recognize this as a candidate for expansion, renovation, or even a teardown and rebuild, depending on zoning and personal goals. It suits someone who values outdoor space, privacy potential, or long-term property equity over a move-in-ready interior. Families wanting room for kids to play, gardeners, or anyone with plans to customize their home over time would find this worth a serious look. It’s less suited for someone seeking a turnkey, low-maintenance house.
Frequently Asked Questions
1. Why is the assessed value high relative to the living area?
The assessed value of $381,000 reflects the land more than the house. The lot is roughly double the average size for the neighbourhood, and land is valued at a premium—especially in desirable areas like Westdale.
2. How does the neighbourhood compare for resale potential?
Westdale ranks well citywide for property values (top 10% in assessed value among comparable homes). Large lots in this area tend to hold value and appreciate, even when the house itself is dated.
3. Is the house’s size actually a drawback?
Not necessarily. 1,132 square feet is modest by today’s standards, but it’s workable for a couple or small family. The bigger question is whether the buyer sees it as a starter home or as a property they’ll eventually expand. The lot allows for future additions.
4. What’s the typical condition of a 1972 home in this area?
Homes from this era vary widely. Some have been updated; others are original. Buyers should budget for potential mechanical upgrades (furnace, roof, windows) and check for any deferred maintenance. The listing data doesn’t cover condition, so an inspection is essential.
5. How does this property compare to others on Collingham Bay?
It’s the clear leader in lot size but mid-range in living area and value relative to the top end of the street. A few neighbours have higher assessed values, likely due to larger houses or recent renovations. That said, no other property on the street offers the same land opportunity.