30 Brownell Bay

30 Brownell Bay – Property Summary

Key Characteristics & Buyer Fit

This is a 1,100 sqft single-family home built in 1970, sitting on a 3,360 sqft lot in Winnipeg’s Westdale neighbourhood. Its strongest feature is the construction year: on Brownell Bay, it ranks in the top 3% for being one of the newer homes on the street. The living area is around average for the street and neighbourhood, and slightly below the citywide average for comparable homes.

The assessed value of $251k is notably below both the street average ($261.7k) and the neighbourhood average ($307.4k). The lot is smaller than most on the street and in Westdale, ranking in the bottom quarter in both cases.

The appeal here is straightforward: this is a home that offers a relatively newer build in a street context where many houses are older, at a price point below the local norm. It suits buyers who prioritize a more recent construction date over lot size or square footage, and who are comfortable with a property that may need updates or isn't the largest in the area. It would be a practical fit for someone looking to get into a solid, mid-century neighbourhood without paying a premium for land they don’t need.

Frequently Asked Questions

1. How does the lot size compare to other homes in Westdale?
It's below average. The lot is 3,360 sqft, compared to the neighbourhood average of 5,168 sqft. On the street itself, it's also on the smaller side. If you're looking for a large yard or expansion potential, this may feel tight.

2. Is the assessed value a good indicator of market price?
Not directly. The assessed value of $251k is below the neighbourhood average, but market prices depend on condition, updates, and demand. This property's lower assessment could reflect its smaller lot and age relative to newer homes, but it doesn't automatically mean it's undervalued—it just means it's priced conservatively on paper.

3. What year was the home built, and is that a plus?
Built in 1970. On Brownell Bay, it ranks #3 out of 86 homes for newer construction (top 3%). Compared to the rest of Winnipeg, it's around average. So if you're buying on this street, you're getting one of the newer options, but citywide it's not unusually recent.

4. How does this home compare to others in the same price range in Winnipeg?
It tracks below citywide averages for living area, lot size, and assessed value. But its year of build is slightly newer than the city average (1970 vs. 1966). It's a smaller, newer-than-average home in a neighbourhood where homes tend to be larger and more expensive.

5. What kind of buyer would this property best suit?
Someone who values a newer build over lot size or total square footage, and who wants to be in Westdale without paying the neighbourhood's higher median price. It's also a reasonable option for a first-time buyer or someone downsizing who doesn't need a large property but wants a solid, mid-century home on a quiet street.