15 Belcourt Bay

15 Belcourt Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1,180 sqft single-family home built in 1964 on a 5,886 sqft lot, located on Belcourt Bay in the Westwood area of Winnipeg. The property’s appeal is rooted in its solid, middle-of-the-pack positioning across multiple metrics. It is not a standout on any single measure, but it is competitive across the board.

The living space is very close to the average for its street, slightly below the Westwood community average, and again near the citywide average. The assessed value ($358,000) is also near the street average, but notably below both the community and city averages—meaning the property is priced conservatively relative to its broader surroundings. The lot size is slightly smaller than the street and community averages, but sits in the top 35% citywide, which suggests decent outdoor space compared to many Winnipeg properties.

The home is from the mid-1960s, which aligns with the typical vintage of the area. There is no indication of recent major renovations or standout features from this data alone.

This property would suit a buyer looking for a practical, well-located home that does not command a premium. It is a reasonable entry point into the Westwood area for someone who values a functional floor plan and a typical lot over a finished or updated interior. It may also appeal to buyers who prefer a home that doesn't feel overpriced relative to its neighbours and who are willing to invest in updates over time. It is less suited for those seeking a turnkey property or a home with a clear size or value advantage in its immediate area.

Five Possible FAQs

1. How does this home compare to others on the same street?
It is very close to the street average in both size (1,180 sqft vs. 1,227 sqft average) and assessed value ($358K vs. $355K average). It ranks 20th out of 41 homes on Belcourt Bay in both living area and build year, placing it squarely in the middle of the street.

2. Is the lot size considered small or large for the area?
Within the Westwood community, the lot is slightly below average (5,886 sqft vs. 6,491 sqft average). But citywide, it ranks in the top 35%, meaning it is larger than most properties in Winnipeg. So it is not a standout locally, but it offers more land than many homes across the city.

3. Why is the assessed value below the community average?
The assessed value of $358,000 is about 9% below the Westwood average of $392,000. This could reflect the home's slightly smaller living area and lot size relative to the community, or it may indicate less recent updating compared to other homes in the broader area. It does not necessarily mean the home is in poor condition, but it suggests it is priced more modestly than the typical Westwood property.

4. What does “接近平均” (near average) mean for the build year?
The home was built in 1964, while the street average is 1965 and the community and city averages are 1966. This is a minimal difference—essentially the same era as most surrounding homes. It implies no unusual age-related advantages or disadvantages compared to neighbours.

5. Would this property be a good investment for a first-time buyer?
It could be, especially if the buyer is comfortable with a home that may not be thoroughly updated. The conservative assessed value relative to the community means there is less risk of overpaying for location alone. However, the data does not show any clear upside in size or land that would guarantee above-average appreciation. It is a stable, middle-of-the-market choice rather than a high-growth opportunity.