Property Summary: 63 Brownell Bay
Key Characteristics & Buyer Profile
This 1,200 sq. ft. home built in 1969 sits on a 3,276 sq. ft. lot in Winnipeg’s Westdale neighbourhood. The standout feature is the living area: on Brownell Bay, the home ranks in the top 3% for size compared to nearby properties. The assessed value of $288,000 is above average for the street but below average for the city overall, which suggests good value relative to the immediate neighbours rather than the broader market. The lot is smaller than both the street and neighbourhood averages, which is typical for older infill areas. What makes this property distinctive is the imbalance between a generous interior footprint and a compact yard—a combination that suits buyers who prioritize indoor square footage over outdoor space. It would appeal most to someone who wants a solid, well-sized home on a quiet street in a mature neighbourhood, without paying a premium for a large lot they may not use. The home’s era (1969) is typical for the area, so it’s likely built to a similar standard as its neighbours.
Five Possible FAQs
1. How does this home compare to others on the same street?
The living area is in the top 3% on Brownell Bay, meaning very few nearby homes have more interior space. The assessed value is also above average for the street, but not dramatically so. The lot, however, is smaller than about 92% of homes on the street.
2. Is the assessed value of $288,000 a fair price for the area?
It depends on what you’re comparing to. On this specific street, the average assessment is around $261,700, so this home is above the local baseline. But citywide, the average for comparable properties is about $390,100, so it’s well below that. The value seems fair if you consider the generous living area as a key asset—you’re essentially paying for indoor space, not land.
3. What’s the downside to the smaller lot?
A smaller lot means less yard maintenance, but also less room for gardens, sheds, or expansions. In Westdale, where the average lot is over 5,000 sq. ft., this property is noticeably more compact. If you want a big backyard or plan to add a garage or addition, this may not be the right fit.
4. How does the home’s age affect its condition or resale value?
It was built in 1969, which is fairly typical for the street and neighbourhood. That era often means solid construction but older systems (furnace, roof, windows). You’ll want an inspection to check on those. In terms of resale, the newer homes in the neighbourhood are often more sought-after, but a well-maintained 1960s home in a strong location can still hold its value. The living area advantage helps, too.
5. Is this a good choice for a first-time buyer?
It could be, especially if you value square footage and want more indoor space than a typical starter home offers. The smaller lot keeps things manageable, and the above-average living area gives you room to grow. However, the assessment suggests it’s not the cheapest option in the neighbourhood—you’re paying a premium for being on a desirable street and having a larger home. It’s more of a “good value for the street” than a bargain citywide.