793 Dale Boulevard – Property Summary
Key Characteristics & Ideal Buyer Profile
This is a 983 sqft home built in 1970 on a 3,179 sqft lot, located on Dale Boulevard in the Westdale neighbourhood of Winnipeg. The assessed value is $283,000.
The property sits on a noticeably smaller lot than most homes on the same street, in the neighbourhood, and citywide—ranking in the bottom 10-15% for land area. The living area is also below average for Dale Boulevard and for Winnipeg as a whole, though it falls closer to the neighborhood median. The home’s assessed value reflects this: it’s below the street average ($337.5K) and well below the citywide comparable average ($390.1K), but roughly in line with the Westdale average ($307.4K). The year built is right around the neighbourhood average.
Where this property appeals is in its relative affordability within Westdale. For buyers who want to be in this area but are priced out of larger, newer, or larger-lot homes nearby, this represents an entry point. It would suit someone who prioritizes location over space, who is willing to work with a compact lot—perhaps for lower maintenance—and who doesn’t need a large home or a big yard. It’s less suited for families needing room to grow, or for buyers looking for a property with significant upside in lot size or square footage compared to neighbours.
Frequently Asked Questions
1. How does the assessed value compare to similar homes nearby?
The assessed value of $283,000 is below the average for comparable homes on Dale Boulevard ($337,500) and below the citywide average ($390,100). It’s closer to the Westdale neighbourhood average of $307,400, meaning the price reflects the smaller living area and lot size relative to the broader area, but isn’t out of step with immediate neighbours on similar-sized lots.
2. Is the small lot a disadvantage for resale?
It could be, depending on the buyer. Smaller lots often appeal to buyers looking for less upkeep, older homeowners downsizing, or investors focused on lower land costs. However, in a neighbourhood where larger lots are the norm, a significantly smaller lot may limit future resale value compared to homes on standard-size parcels. It’s not necessarily a negative, but it narrows the pool of potential buyers.
3. How does the age of the home (1970) factor into maintenance expectations?
At over 50 years old, major systems—roof, HVAC, windows, plumbing, electrical—may be original or nearing replacement. The year built is average for the street and neighbourhood, so this isn’t unusually old for the area. But a buyer should budget for ongoing updates and a thorough inspection, particularly for insulation, foundation condition, and any deferred maintenance common in homes of this era.
4. How does the living area (983 sqft) affect functionality for a small family or a couple?
It’s below the citywide average by about 350 sqft, which is a noticeable difference. For a couple or a single person, 983 sqft can be comfortable with efficient layout. For a small family, it may feel tight, especially if the home lacks a basement or finished lower level. The ranking data suggests this is a smaller-than-average footprint for both the street and the city, so a buyer should consider how the space is laid out before committing.
5. Is this property priced competitively for first-time buyers in Westdale?
In the context of Westdale, yes. With an assessed value below the neighbourhood average and a land area that dramatically lowers the entry price compared to larger-lot homes nearby, this could be a practical starter home or a budget-conscious purchase in an otherwise more expensive pocket. The trade-off is less space and a smaller lot, which may be exactly what some first-time buyers are looking for—less to maintain and a lower price point.