9 Briarbrook Bay – Property Summary
Key Characteristics & Buyer Profile
This is a 1,060-square-foot home built in 1975 on a 3,290-square-foot lot in Winnipeg’s Westdale neighbourhood. Its strongest feature is the year built—among the newest on the street (top 6%) and in the top 3% for the entire neighbourhood—which means it’s relatively modern compared to surrounding homes. The living area is above average for the street (top 13%), though slightly below the citywide median for comparable properties. The assessed value of $283,000 is above the street average but below the neighbourhood and city averages, suggesting the price reflects the modest lot size (bottom quartile on the street and across the area) rather than the condition or quality of the house itself.
The appeal here is pragmatic: you get a newer home in an established neighbourhood without paying a premium for a large yard. For buyers who prioritize interior space and a more recent build over outdoor square footage, this property offers good value. It would suit first-time homeowners or downsizers looking for efficient, low-maintenance living in Westdale, an area where many homes are older and sit on larger lots. The rankings also imply that other homes on the same street tend to be smaller and older, so this property stands out as a solid, move-in-ready option in a pocket where comparable inventory may be scarce.
Five Possible FAQs
1. Why is the assessed value below the neighbourhood average if the house is newer?
The assessed value is largely driven by the smaller-than-average lot size. While the building itself is modern for the area, land value in Westdale is weighted heavily toward lot dimensions. A newer home on a compact lot can still appraise lower than an older, larger lot with a modest house.
2. How does the living area compare to typical homes in Westdale?
The 1,060 sqft is slightly above the neighbourhood average of 1,029 sqft, so it’s about middle-of-the-pack for the area. It’s more spacious than most homes on its own street, where the average is 965 sqft.
3. Is this property in a flood zone or prone to drainage issues?
The listing data doesn’t include flood risk, but the compact lot and urban Westdale location suggest typical city drainage. Buyers should review the property’s grading and any disclosures from the seller, especially given the smaller land area.
4. What does “top 3%” for year built mean in practical terms?
It means only about 47 out of 1,460 homes in Westdale were built later than this one. In a neighbourhood with many homes from the 1960s and early 1970s, this property avoids some of the common older-home issues like outdated wiring, cast-iron plumbing, or insufficient insulation.
5. Could the small lot limit future renovations or additions?
Yes, likely. A 3,290 sqft lot restricts options for adding significant square footage or a garage extension. Buyers planning major expansions should check local setback and zoning rules. However, the existing interior is already above average for the street, so renovation needs may be minimal.