63 Collingham Bay

Key Characteristics & Buyer Profile

This is a 1974-built, 1,028 sqft home on a 5,996 sqft lot, located at 63 Collingham Bay in Winnipeg’s Westdale neighbourhood. Its appeal is unusual: it’s not flashy in size or lot, but the numbers tell a story of relative value and timing.

Where the appeal lies: The home ranks strongly for its assessed value and year built. On the street, it’s #1 for newer construction (top 3%), and in the neighbourhood, it’s top 13% for assessment value. This suggests a well-maintained or updated property that holds its value better than many nearby homes. The living area is around average for the street and neighbourhood, but below citywide averages—so it’s not sprawling, but it’s solid. The lot is slightly smaller than streetside peers, but larger than the neighbourhood average, offering a usable backyard without the upkeep of a huge property.

What type of buyer it suits: This home works well for someone who wants established character (not new-build) but values a proven track record of value retention. It’s a good fit for a couple or small family who doesn’t need maximum square footage but wants a home that’s competitive in its area—both for resale and for daily livability. It would also appeal to buyers who prioritize a quieter, well-ranked street over the newest or largest house on the block.

Five Possible FAQs

1. Why is the assessed value higher than the neighbourhood average but close to citywide average?
   The home ranks in the top 13% of Westdale for assessed value, meaning it’s priced above many nearby homes. But citywide, it sits near the middle—Winnipeg has a wide range of housing stock, from small starter homes to large family houses. This property is solidly mid-tier citywide, but a strong performer locally.

2. Is a 1,028 sqft home too small for a family?
   It depends on the family. For a couple, one child, or a couple with a home office, it’s workable. For a larger family, you’d likely run into space limits. The below-average citywide ranking for living area suggests it’s compact compared to the broader market, but it’s typical for Westdale.

3. How does the 1974 build year hold up?
   Homes from the mid-1970s are common in Winnipeg. They often have solid construction and larger lots than newer infills. Being the newest on the street (top 3%) suggests it may have been updated or better maintained than neighbors—worth checking for renovations, but the year itself isn’t a red flag.

4. Is the lot size a drawback or a benefit?
   It’s smaller than the street average (5,996 vs. 7,230 sqft) but larger than the neighbourhood average (5,168 sqft). For most buyers, this means a manageable yard without the burden of a huge lot. If you want a big garden or room for a future addition, you might want more land.

5. How reliable are these rankings for decision-making?
   Rankings are based on assessed value and comparables—useful for understanding relative position, but they don’t reflect subjective factors like layout, condition, or curb appeal. They’re a starting point, not a final verdict. Always visit the property and consider your own priorities.