16 Henday Bay – Property Summary
Key Characteristics & Buyer Profile
This 1,045 sqft bungalow built in 1961 sits on a 6,554 sqft lot in Winnipeg's Westwood neighbourhood. Its assessed value of $375,000 places it right around the average for the street and slightly below neighbourhood and citywide medians.
The property’s main draw is land. The lot is well above average for Westwood and ranks in the top 22% citywide, meaning you're getting a generous outdoor space for a price that's in line with typical market values. The home itself is small — below average for both the street and neighbourhood — which explains the below-average assessment relative to larger nearby houses.
Where this property gets interesting is the value gap between the house and the land. Older, smaller homes on large lots in established neighbourhoods often carry hidden upside if you’re willing to renovate or hold. The 1961 build date is typical for the street but older than most of Westwood and the city overall, so mechanicals and structure may need attention.
Best suited for: Buyers who prioritize outdoor space over interior square footage, those open to a renovation project, or homeowners looking for a solid footprint in a mature neighbourhood without paying a premium for a fully updated house. Less ideal for someone seeking move-in-ready finishes or a compact, low-maintenance yard.
Five Frequently Asked Questions
1. How does the living area compare to other homes in the area?
The home is smaller than average. At 1,045 sqft, it ranks near the bottom of Henday Bay (top 93%) and well below the Westwood average of 1,372 sqft. Citywide, it sits right around the median.
2. Why is the assessed value lower than some neighbours?
Assessment is based primarily on living area and condition. Since this house is smaller than most on the street and in the neighbourhood — and roughly 40 years older than the citywide average — the value reflects that. The land helps, but not enough to close the gap entirely.
3. Is this a teardown or a renovation candidate?
Unlikely to be a teardown. The lot is generous, but not oversized enough to justify demolition unless the house has major structural issues. More realistically, it’s a candidate for a substantial renovation or an addition, provided local zoning allows it. Worth checking Westwood’s zoning bylaws before making plans.
4. What’s the neighbourhood like for resale?
Westwood is a stable, mature area. The fact that this property ranks high for lot size but low for house size means its resale value is tied more to the land than the structure. Renovating the interior or adding square footage could push the value above the neighbourhood median fairly quickly.
5. How does the land size actually affect usability?
A 6,554 sqft lot in Westwood gives you a decent backyard for gardens, a play structure, or a future addition. It’s roomy by inner-city standards but not sprawling — expect a standard city lot with some extra depth or width compared to newer subdivisions. Good for someone who wants breathing room, not acreage.