10 Carlyle Bay – Property Summary

Key Characteristics & Buyer Profile

This 1963 home on Carlyle Bay offers 1,401 square feet of living space on a notably large 10,131-square-foot lot. The living area is slightly below the street average but aligns closely with neighborhood and citywide medians. The assessed value sits at $470,000, which is above average for both the Westwood neighborhood and Winnipeg as a whole.

The property’s strongest feature is its land. The lot ranks in the top 6% citywide and top 4% in the neighborhood, making it unusually generous for the area. This gives the property flexibility—room for additions, landscaping, a garage, or simply outdoor space that most comparable homes lack. The assessed value reflects this land advantage, outperforming the neighborhood average by nearly $80,000.

This home would suit buyers who prioritize lot size over finished square footage. It’s a good fit for someone planning to renovate or expand, or for households that want more yard space than typical infill lots provide. It may also appeal to those who value established, older neighbourhoods where larger properties are becoming rare. The 1963 build year is typical for the area, so buyers should expect some original features and plan for updates accordingly.

Frequently Asked Questions

1. How does the living area compare to other homes nearby?
It’s slightly below the street average of 1,676 square feet, but essentially in line with the broader Westwood neighborhood (average 1,372 sqft) and citywide (average 1,342 sqft). So it’s smaller than the largest homes on the street, but not meaningfully different from what’s typical for the area.

2. Why is the assessed value higher than the neighborhood average?
The assessed value is driven primarily by the land, not the house. The 10,131-square-foot lot ranks in the top 4% of the neighborhood and top 6% citywide. Comparable land in Westwood averages around 6,500 square feet, so this property has about 55% more land than typical.

3. Is this property a good candidate for a major renovation or addition?
Yes, if local zoning allows. The large lot provides physical room to expand the footprint or add structures, and the relatively average home value relative to land value means you’re not overpaying for finishes you might replace. That said, a 1963 build may require upgrades to mechanical systems, insulation, or windows.

4. How does the year built affect maintenance expectations?
At 61 years old (as of 2024), the home is around average for the street and neighborhood. Buyers should budget for typical mid-century home issues: aging electrical, plumbing, and possible foundation or roof work depending on previous maintenance. The value of the land means there’s less pressure to preserve the existing structure if it’s in poor condition.

5. What type of buyer would this not suit?
It’s less ideal for someone wanting a move-in-ready home with modern finishes, a smaller lot with low upkeep, or a property where the living area is a top priority. It also may not suit buyers looking for a newer home or one that fits a strict budget where land value isn’t a consideration.