This is a detached home in Westdale, built in 1970, with 1,126 square feet of living space on a 6,314-square-foot lot. Its assessed value is $394,000. The property’s main strength is its lot size: it’s noticeably larger than the Westdale average (where it ranks in the top 17%) and the citywide average (top 25%). On Kersey Bay itself, the lot is closer to the street average, so the real value here is the extra yard space relative to the immediate neighbourhood. The living area is essentially on par with the street and city averages, but slightly above the Westdale average.
The appeal lies in the combination of a solid, unremarkable 1970s floor plan with a generous Westdale lot. Buyers who want the established neighbourhood, mature trees, and a yard that offers more space than most nearby homes will find this interesting. It’s not a house that stands out on square footage, but the land component is strong for the area. This would suit someone who values outdoor space—gardening, kids, or expansion potential—and doesn’t need a larger interior. It’s less suited to buyers focused on a brand-new build or a maximized interior floor plan, as the living area is standard and the year built is fixed.
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How does the assessed value compare to other homes on the street?
The assessment of $394,000 is above average for Kersey Bay (ranked 3rd out of 24, top 13%). It’s also well above the Westdale neighbourhood average of $307,400 (top 6%) and on par with the citywide average for comparable homes.
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Is the lot size unusually large for this area?
Not on the street itself—it’s around average for Kersey Bay. But compared to the wider Westdale neighbourhood, it’s in the top 17% (255 out of 1,460). Citywide, it ranks in the top 25%. So the lot is a local standout, not a street standout.
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How old is the house, and is that typical for the street?
Built in 1970, which is the same as the street average (top 17%). The neighbourhood average is 1971, and the citywide average for comparable homes is 1966. It’s a very typical vintage for this part of Westdale.
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What does the ranking data actually mean for a buyer?
The rankings compare this home against other similar properties. For example, a “top 6%” ranking in the neighbourhood for assessed value means most Westdale homes are assessed lower, but it doesn’t predict sale price or condition. Similarly, the lot size ranking (top 25% citywide) tells you the yard is bigger than three-quarters of comparable houses in Winnipeg, which is a solid asset.
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Is the living space small compared to other homes in the city?
No. At 1,126 sqft, it’s close to the citywide average (1,342 sqft) and ranked in the top 57%, meaning it’s slightly smaller than the median but not unusual. It’s actually a bit bigger than the Westdale neighbourhood average of 1,029 sqft.