87 Brownell Bay – Property Summary

Key Characteristics & Buyer Profile

This 1,152 sqft home on Brownell Bay is a solid, mid-sized option in Winnipeg’s Westdale neighbourhood. Built in 1969, it sits on a 3,670 sqft lot. The property stands out most at the street level: it ranks in the top 16% of homes on its block for both size and assessed value. That’s a meaningful detail—it suggests this is one of the stronger properties on the street, which often translates into better resale potential within a tight radius.

At the city-wide level, the home is more average. Its living space and lot size fall in the middle of the pack across Winnipeg. The assessed value is notably below the city average ($278K vs. $390K citywide), which can be attractive for buyers looking for relative affordability in a neighbourhood that trends slightly higher—Westdale’s average assessed value is around $307K. The lot is slightly smaller than the community average, which may not suit buyers seeking a large yard or room for expansion.

Who it suits: This home is a strong fit for buyers who want a reasonably sized house on a good street in a stable neighbourhood, without paying a premium for a large lot or a newer build. First-time buyers or those moving from a condo who are value-conscious, or investors focused on resale within a walkable street context, will find the rankings here reassuring. It’s less ideal for someone who prioritizes land size or a more modern floor plan.

Frequently Asked Questions

1. How does the property compare to others on the same street?
Very favourably. It’s in the top 16% on Brownell Bay for both size and assessed value. That means it’s one of the larger and more valuable homes on the block.

2. Is the assessed value low compared to the area?
Slightly. The $278K assessment is below the Westdale average of $307K, but it’s above the street average of $262K. So it’s a good value relative to the broader neighbourhood, while still being a stronger property on its own street.

3. Does the 1969 build date mean the home needs major updates?
Not necessarily—it depends on the specific home. The build date is typical for the street and slightly older than the Westdale average. Some systems may be original, but many homes from this era have been updated over time. A home inspection would clarify the condition.

4. How does the lot size affect usability?
At 3,670 sqft, the lot is average for the street but smaller than the Westdale and city averages. It’s manageable for basic landscaping and outdoor living, but not ideal for building additions, large gardens, or substantial yard features.

5. What does the ranking system actually mean?
It compares this property to similar single-family homes within three areas—its street, its neighbourhood (Westdale), and all of Winnipeg. Higher rankings (like top 16%) mean the home outperforms most others in that category. The progress bars show how it measures up at each level, with the white marker indicating where this home sits.