5 Brownell Bay – Property Summary
Key Characteristics & Buyer Profile
This is a 1970-built home with 816 square feet of living space on a 3,673-square-foot lot in the Westdale neighbourhood of Winnipeg. The property is currently assessed at $243,000.
Where its appeal lies: The standout feature here is the construction year. This home ranks in the top 3% on its street for being built in 1970, meaning most neighbouring houses are older. For buyers who prefer a home that isn't a full renovation project but still wants a vintage-1970s footprint, that matters. The lot size is slightly above average for the street itself (top 26%), though it shrinks relative to Westdale and citywide norms—so you get a decent parcel for the immediate block, just not a sprawling yard. The assessed value is below both the street and neighbourhood averages, which often aligns with lower property taxes than nearby comparables.
One less obvious angle: the living area is below average at every level (street, neighbourhood, city). That isn't necessarily a flaw—it can mean lower utility costs, easier maintenance, and a floor plan that feels compact rather than wasteful. It's a home that prioritizes efficient use of square footage over excess.
Who it suits: This property is a good fit for a buyer looking for an entry-level or downsized home in a stable, older neighbourhood. It's not for someone chasing maximum space or a premium lot. It works well for a first-time buyer who wants a solid 1970s build without paying for a fully renovated interior (the lower assessed value suggests room for sweat equity). It could also suit a retiree or single person who values a manageable footprint and a street where the housing stock is relatively consistent in age. The below-average citywide assessed value makes it accessible compared to pricier Westdale options nearby.
Five Possible FAQs
1. How do property taxes on this home compare to others in Westdale?
The assessed value of $243,000 is below the neighbourhood average of $307,400. Property taxes are calculated based on assessed value, so taxes should be lower than many homes in Westdale. It's worth checking the current mill rate with the city for a precise figure.
2. Is the lot big enough for additions or a garage?
The lot is 3,673 square feet, which is slightly above the street average (3,714 sqft) but below Westdale's typical lot size (5,168 sqft). That gives you some outdoor space, but expansion options are limited compared to larger lots in the area. A detached garage or small addition is possible, but you'd want to verify zoning and setback rules.
3. What's the condition of a home built in 1970?
The ranking doesn't speak to condition, just age. A 1970 home could have original mechanicals (furnace, roof, windows) or be fully updated. Since the assessed value is below average for the street and neighbourhood, it may reflect less recent renovation work—but an inspection is the only way to know. Buyers should budget for potential updates to systems nearing the end of their lifespan.
4. Why is the living area ranked below average at all three levels?
The home's 816 square feet is smaller than most comparable homes on Brownell Bay (average 1,011 sqft), in Westdale (1,029 sqft), and citywide (1,342 sqft). This is a simple matter of floor plan size. If you want more space, this isn't the property. If you're happy with a compact layout, the rankings are just numbers—not a reflection of quality.
5. How does this price point compare to other 1970s homes in Winnipeg?
The $243,000 assessment is well below the citywide average of $390,100 for comparable homes. That said, "comparable" in citywide data includes a wide range of ages and conditions. A 1970 home at this price in Westdale is likely on the lower end of the market for the neighbourhood, making it a potential value play if you're willing to invest in updates.