22 Cook Road – Property Summary
Key Characteristics & Buyer Profile
This is a 1,523 sqft home built in 1967 on a 5,875 sqft lot in the Westwood area. Its main strength is living space. The floor area ranks 6th out of 25 homes on Cook Road (top 24%), 635th out of 2,523 in Westwood (top 25%), and in the top 29% citywide. That means it’s noticeably more spacious than most nearby properties, which average around 1,349 sqft on the street and 1,372 sqft in the community.
The assessed value sits at $449,000—highest on the street (top 4%) and well above the Westwood average of $392,000. That’s partly a reflection of the extra square footage, but it also suggests the home carries above-average value in its immediate context.
The lot size is close to the local average, at 5,875 sqft compared to Westwood’s 6,491 sqft. It’s slightly below the street average too, but not dramatically so. The build year (1967) is a year newer than the average for both the street and neighbourhood, which is typical for this area.
Who would this suit? Buyers who prioritize interior space over land size. The home offers more room than most comparables in the area, with an assessed value that reflects that. It would also appeal to someone who wants a strong value position within the street and community, rather than a standout lot or a newer build. Neighbourhood-oriented buyers who like Westwood’s established character and want a home that gives them extra interior elbow room should take a closer look.
Five Possible FAQs
1. How does this property compare to others on Cook Road specifically?
It’s the top-ranked home on the street for assessed value, and sits 6th out of 25 for living area. The lot size is slightly below the street average, and the build year is about average. So it’s a standout for space and value, but not for land.
2. Is the assessed value of $449,00 high for Westwood?
Yes. The average assessed value in Westwood is around $392,000. This home ranks 398th out of 2,523 properties in the area—roughly the top 16%. Most homes nearby are valued lower.
3. The living area is 1,523 sqft. How does that compare to typical homes in Winnipeg?
Citywide, the average living area for comparable properties is about 1,342 sqft. This home is about 180 sqft above that, placing it in the top 29% of all Winnipeg homes. So it’s meaningfully larger than the typical house in the city.
4. What’s the lot like? Is it small for the area?
It’s slightly smaller than average—5,875 sqft versus Westwood’s average of 6,491 sqft. On the street itself, the average lot is 6,008 sqft, so it’s a bit under that too. Not tiny, but not a standout lot.
5. The home was built in 1967. Is that considered old for this neighbourhood?
Not particularly. The average build year in Westwood is 1966, and on Cook Road it’s also 1966. So this home is essentially the same vintage as its neighbours. Across Winnipeg, the average is 1966 as well, so it’s very much in line with the city’s median.