29 Brownell Bay

Here is a clean, standalone summary of the property at 29 Brownell Bay.

Key Characteristics & Appeal

This is a 1970 bungalow with 848 square feet of living space on a 3,674-square-foot lot in the Westdale neighborhood of Winnipeg. The property’s strongest asset is its street-level value: it ranks in the top 28% of homes on Brownell Bay for assessed value (currently $271K) and in the top 21% for lot size. It is also one of the older, more established homes on the street, ranking in the top 3% for year built among its immediate neighbors.

The appeal here is subtle. You are not buying a large home—the living area is below both the neighborhood and city averages. Instead, you are buying a relatively good value within a specific micro-market. The assessed value is noticeably higher than the street average ($261.7K) but significantly below the neighborhood average ($307.4K) and the citywide average for comparable homes ($390.1K). This suggests the property is priced attractively for its immediate block, even if it is modest compared to the broader Westdale area.

This property would suit a value-conscious buyer who prioritizes a solid lot and a favorable street-level price over interior square footage. It is a good fit for someone looking for a smaller, older home in a stable neighborhood without paying a premium for a larger house or a newer build. It may also appeal to an investor or first-time buyer who sees the potential in the lot size relative to the assessed value.

Five Possible FAQs

1. How does the lot size compare to other homes nearby?
The lot is 3,674 square feet, which is slightly smaller than the street average of 3,714 sqft but ranks well—in the top 21% on Brownell Bay. However, it is significantly smaller than the Westdale neighborhood average of 5,168 sqft and the city average of 6,570 sqft. So, while it is a good-sized lot for this specific street, it is a below-average size for the wider neighborhood and city.

2. Is this property a good deal based on assessed value?
Relative to its immediate street, yes. The assessed value of $271K is above the street average of $261.7K, but it is well below the neighborhood and city averages. It is not an outlier in terms of being overvalued; rather, it reflects the smaller living area and lot size compared to the broader area. It represents fair value for its specific block.

3. How old is the house, and is that a concern?
The home was built in 1970. It is one of the older homes on Brownell Bay (top 3% for age on the street), but it aligns closely with the average build year for the Westdale neighborhood and the city as a whole (around 1966-1971). A 1970 build is typical for this area, so it is not unusually old for the context, but a buyer should budget for updates typical of a home of this vintage.

4. Why is the living area ranked lower than the assessed value?
This is the property’s defining trade-off. The 848 sqft living area is below average at every level (street, neighborhood, city). The higher assessed value ranking on the street likely comes from the combination of a decent lot size (relative to the street) and the specific condition or desirability of the home itself. You are paying for the land and street position more than interior space.

5. What does "Top 66%" mean for living area on the street?
It means this home is larger than only 34% of the comparable homes on Brownell Bay, and smaller than the other 66%. It is one of the smaller homes on the block by floor area. The “Top 82%” and “Top 87%” rankings for the neighborhood and city indicate it is even smaller relative to the broader housing stock in those areas.