Key Characteristics & Appeal
This 1,219 sqft home on Cullen Drive sits on a 5,778 sqft lot and was built in 1969. What stands out most is how it compares locally versus citywide. Within the Westdale neighbourhood, the property ranks in the top 10% for living area—well above the community average of 1,029 sqft—and in the top 22% for assessed value. The lot is typical for the street but slightly more generous than the neighbourhood norm, though below the city median.
The appeal here is less about standout luxury and more about proportion and relative value. You’re getting a home that is meaningfully larger than most around it, but with an assessed value ($354,000) that hasn’t fully scaled with that size advantage. In other words, you’re not paying a premium for square footage that would normally carry one. The home is older (1969) and ranks toward the bottom of the street for age, which may deter some buyers—but it also suggests potential for renovation or customization if you’re willing to put in work.
This property would suit buyers who want more space than typical for the area, without paying top-of-market price. It's especially relevant for someone who values interior room over a newer build, or who sees an opportunity to update an older home in a stable neighbourhood. It’s less suited for someone wanting a turnkey, recently-built property or a large yard.
Five Possible FAQs
1. How does the property’s assessed value compare to similar homes nearby?
The assessed value is above average for both Cullen Drive and Westdale, but ranks lower citywide (52nd percentile). This suggests the home is valued reasonably within its immediate area but doesn’t keep pace with newer or larger properties elsewhere in Winnipeg.
2. Is the lot large enough for additions or a garage extension?
At 5,778 sqft, the lot is close to the street average but slightly larger than the Westdale median. It’s adequate for modest additions, though you’d want to check zoning and setback requirements before planning major expansions.
3. The home was built in 1969—what should I look for?
Homes from this era often have original mechanical systems, windows, and insulation that may need updating. It’s worth inspecting the electrical panel, roof age, and foundation condition. The age may also affect financing or insurance options for some buyers.
4. How does the property compare to others currently on the market in Westdale?
This home is larger than the Westdale average for living area by nearly 200 sqft, and its assessed value is higher than the community average by about $47,000. That said, age and condition will heavily influence how it stacks up against active listings.
5. Why is the citywide rank for living area only in the top 48%?
Winnipeg has a wide range of housing stock, including many newer and larger suburban homes. While this property is large for its street and neighbourhood, it’s middle-of-the-pack when compared across the entire city—meaning you get good space locally without paying for citywide top-tier size.