797 Dale Boulevard – Property Overview
Key Characteristics and Buyer Profile
This is a 1,224-square-foot home built in 1970, sitting on a 3,399-square-foot lot in Winnipeg’s Westdale neighbourhood. Its assessed value is $293,000.
The property’s main strength is its living space. It’s well above average for both the street and the neighbourhood, ranking in the top 10% of nearby homes. The living area also exceeds the citywide average for comparable properties, though by a smaller margin. This makes it a genuinely roomier option than most houses in its immediate area.
Where it falls short is land. The lot is significantly smaller than typical for Westdale and Dale Boulevard – ranking in the bottom quartile on the street. The assessed value reflects this, coming in below both the street and citywide averages. The year built is fairly typical for the area, which is neither an advantage nor a drawback.
The appeal here is straightforward: you get above-average indoor square footage without paying a premium for a large yard. That trade-off will suit buyers who prioritize interior space for living, working, or storage over outdoor features like gardening, recreation space, or expansion potential. It’s also worth noting that smaller lots often mean less maintenance, which can be a practical benefit for first-time buyers, downsizers, or anyone with limited time for yard work. The assessed value being below the street average could also signal relative affordability for the neighbourhood, provided the condition and finishes support it.
Frequently Asked Questions
1. How does the living area compare to other homes in Westdale?
It ranks in the top 10% of the neighbourhood, making it one of the larger homes in the area. The average living area in Westdale is about 1,029 square feet, so this property offers roughly 200 square feet more.
2. Why is the assessed value lower than the street average if the house is bigger?
Assessed value considers multiple factors beyond square footage, including lot size, condition, and recent sale prices of comparable homes. Here, the smaller-than-average lot likely pulls the value down, even though the living area is generous.
3. What does the 1970 build mean for maintenance or renovations?
Homes from this era commonly have original mechanical systems (furnace, electrical, plumbing) and windows that may need updating. It’s worth checking whether major systems have already been replaced. The year is average for the neighbourhood, so renovation histories among nearby homes should be fairly consistent.
4. Is a 3,399-square-foot lot unusually small for Westdale?
Yes. It ranks in the bottom quarter on Dale Boulevard and the bottom third neighbourhood-wide. For context, the average lot in Westdale is over 5,000 square feet. If you want a traditional Winnipeg yard with room for a garden or a large deck, this lot will feel compact.
5. Who typically buys homes in this price and size range in Westdale?
It tends to attract buyers who want more interior space than a typical starter home offers but aren’t willing to pay for a large property. That often includes young families needing room for kids or a home office, as well as older buyers looking to downsize from a larger house without sacrificing indoor square footage. Investors also look at these properties for rental potential, given the good living-area-to-lot-size ratio.