47 Alder Bay – Property Summary
Key Characteristics & Buyer Profile
This 1,095 sqft home, built in 1972, sits on a notably large 9,065 sqft lot in the Westdale neighbourhood of Winnipeg. The property’s strongest asset is the land: it ranks in the top 4% for lot size within Westdale (64th out of 1,460 properties) and in the top 8% citywide. The assessed value of $400,000 places it well above the street average of $366,200 and the Westdale average of $307,400—ranking 2nd on its street and 64th neighbourhood-wide. However, the living area is only slightly above the neighbourhood average but below the citywide average for comparable homes, and the home is roughly average in age for the area.
The appeal here lies in the land-to-building ratio. Buyers are essentially paying for a prime Westdale lot with a modest home on top. This works well for someone looking to renovate, build new, or simply enjoy a large yard in an established central neighbourhood. It would suit buyers who prioritize location and outdoor space over a finished interior—investors, downsizers who want to remodel, or families who value a deep lot and mature street setting more than square footage.
Frequently Asked Questions
1. How does the living area compare to other Westdale homes?
The 1,095 sqft is around average for the street and slightly above the Westdale neighbourhood average of 1,029 sqft. But compared to the citywide average for similar homes (1,342 sqft), the actual floorspace is smaller. It’s a comfortable size for a couple or small family, but not generous by Winnipeg standards.
2. What kind of property would this lot support?
At just over 9,000 sqft, the lot is large for Westdale—only 63 other properties in the neighbourhood have more land. This opens up real possibilities for an addition, a detached garage, or even a full teardown and rebuild. The ranking (top 4% in the neighbourhood) confirms this is not a typical city lot.
3. Why is the assessed value so much higher than the neighbourhood average?
The $400,000 assessment reflects the land value more than the house itself. Westdale’s average assessment is $307,400, and this property exceeds that by nearly $100,000. The lot size and the home’s above-average street position (ranked 2nd out of 26 on Alder Bay) drive the value, not the living area.
4. Is the home ready to move into, or does it need work?
The data only covers year built, size, and assessment—there’s no condition report available here. The home dates from 1972, which suggests at least some updates may be needed, especially by today’s standards. The strong land ranking implies the structure’s condition is less of a factor in the pricing.
5. How does this property compare to others currently on the market?
The summary doesn’t include listing price or comparable sales data, so a direct market comparison isn’t possible from this information alone. However, based on the assessment and lot size, it’s reasonable to assume it will command a premium over homes with similar floor plans but smaller lots. A neighbourhood map analysis is available for side-by-side comparisons.