31 Collingham Bay – Property Summary

Key Characteristics & Appeal

This home offers a notably generous land area—11,659 square feet—placing it in the top 4% citywide and the top 1% within the Westdale neighbourhood. The lot is substantially larger than both the street average (7,230 sqft) and the neighbourhood average (5,168 sqft). The assessed value of $402,000 is also strong, ranking first on Collingham Bay and in the top 4% for the area. This suggests the property holds its value well relative to nearby homes, partly due to the land itself.

The living area (1,095 sqft) and year built (1972) are both close to average for the street and neighbourhood. There is no standout feature in terms of square footage or age—the home is solidly middle-of-the-pack in those categories. That means a buyer isn't paying a premium for a newly built or unusually spacious interior, but rather for the land and location.

This property would suit buyers who prioritise outdoor space, garden potential, or room for additions or redevelopment. It may also appeal to someone who values a stable, well-established neighbourhood like Westdale, where lot sizes tend to be smaller. The mismatch between a modest interior and a large lot could be a point of interest for those who want to expand or renovate. Buyers looking for a turnkey, large home without work may want to look elsewhere.

Five Possible FAQs

1. How does the assessed value compare to recent sale prices?
The assessed value is $402,000, which is high for the street and neighbourhood. However, assessed value is not the same as market price. A buyer should check recent sale data for comparable homes in Westdale to see whether the assessment aligns with what homes are actually selling for.

2. Is the large lot likely to affect property taxes?
Assessed value is used to calculate property taxes. Since this home's assessed value is significantly above the neighbourhood average ($307,400), the tax bill will likely be higher than many nearby homes—even if the interior is modest. A prospective buyer should confirm the current tax amount with the listing agent or municipality.

3. What are the possibilities for expanding the house?
With a lot of 11,659 square feet, there is room for a sizable addition, a detached garage, or even a secondary dwelling unit, depending on zoning. However, the home was built in 1972, and older neighbourhoods sometimes have setback or heritage restrictions. A buyer should review local zoning bylaws and speak with the city planning department before making plans.

4. Why is the living area below the citywide average while the lot is above average?
This is common in established neighbourhoods where older homes were built on larger lots, often with a smaller footprint than modern infill homes. The citywide average is pulled up by newer subdivisions that pack more square footage into smaller lots. This home offers the opposite: more land, less interior space.

5. How does Collingham Bay compare to other streets in Westdale?
Collingham Bay itself ranks in the top 41% for living area and top 3% for assessed value among its 29 homes. That suggests it's a relatively competitive street, with above-average property values. The neighbourhood of Westdale ranks in the top 33% for living area citywide, so it is generally a desirable area, not just this specific house.