38 Atkinson Road – Property Summary
Key Characteristics & Ideal Buyer Profile
This is a 1973 bungalow with 864 square feet of living space on a 5,095-square-foot lot. Its most distinctive feature is the year built: the home is the oldest on Atkinson Road (ranked #1 out of 26, top 4%) and older than most in the Westdale neighbourhood. For buyers who prefer a solid, well-established structure over the variable quality of newer infills, that can be a quiet advantage. The assessed value of $331,000 sits slightly below the street average but above the neighbourhood average, suggesting the property is priced reasonably relative to its immediate context—not a bargain, but not inflated either.
The living area is notably compact compared to both street and city averages, so this is not a home for someone needing generous square footage or open-plan entertaining spaces. The land area is typical for the area, offering a manageable yard without being oversized. The appeal lies in its location, age stability, and value alignment within Westdale—a mature, established neighbourhood. It suits first-time buyers who prioritize place over size, downsizers looking for a single-floor layout, or investors interested in a well-located property with potential for thoughtful updates rather than a full gut renovation.
Frequently Asked Questions
1. How does the assessed value compare to actual market prices in Westdale?
The assessed value is not a market price, but it reflects how the city values the property for tax purposes. In Westdale, sale prices can vary significantly from assessed values depending on condition and updates. This home’s assessment is above the neighbourhood average, which may indicate it is in reasonable shape or that the city has recognized its location premium.
2. The living area is below average—does that mean the rooms are small?
Not necessarily. An 864-square-foot layout can feel larger if the floor plan is efficient, with minimal wasted hallway space. Many 1970s bungalows in this size range have well-proportioned rooms. A floor plan review or walkthrough is the best way to judge actual livability.
3. What does it mean that the year built is ranked #1 on the street?
It means 38 Atkinson Road is the oldest home on the block. For some buyers, older construction often means better materials and more solid framing (e.g., true 2x4s, old-growth lumber). It also means systems like plumbing, electrical, and insulation may need updating—something a home inspection would clarify.
4. Is the land area large enough for an addition or a garage?
At 5,095 square feet, the lot is average for the neighbourhood. Whether an addition or garage is feasible depends on local zoning setbacks, the home’s current footprint, and the location of utilities. It’s not a sprawling lot, but there is typically room for modest expansion in Westdale if the zoning permits.
5. How does this property compare to newer homes in the same price range?
Newer homes in the $330k range in Winnipeg are often in outer suburbs with smaller lots and lower-quality finishes. This home offers a better location, a larger lot, and older construction. The trade-off is smaller square footage and possibly older systems. It’s a choice between convenience and modern space.