3111 Assiniboine Avenue — Property Summary

Key Characteristics & Ideal Buyer Profile

This 1,925 sqft home built in 1969 sits on a 7,228 sqft lot in Winnipeg's Westwood neighbourhood. Its main appeal lies in the combination of living space and land. On the street itself, the house is larger than average (top 29%), but less valuable than some neighbours (top 41% for assessed value). Shift to the neighbourhood level, however, and the picture changes: it ranks in the top 6% for assessed value and top 8% for living area. Citywide, it lands in the top 13–15% across both metrics.

The lot is where things get more interesting. At 7,228 sqft, it's actually on the smaller side for Assiniboine Avenue (top 70%), but well above average for Westwood (top 16%) and the city as a whole (top 15%). This tells a subtle story: you're getting a house with strong interior space and a respectable yard, but without the oversized lot that might increase maintenance or property tax burden. The 1969 build year is newer than the street average (1960) and roughly in line with the neighbourhood.

This property would suit buyers who want above-average square footage and a solid lot in a mature Winnipeg neighbourhood, without paying a premium for the largest houses on the street. It's a good fit for someone who values space over prestige, and who wants a home that's competitive within Westwood but not overpriced relative to its immediate neighbours. First-time buyers with a higher budget or downsizers looking for single-level potential (the data doesn't specify storeys, but 1960s bungalows are common in the area) would do well to look closer.

Frequently Asked Questions

1. How does the assessed value compare to the actual purchase price?
The assessed value is $529,000. On the street, this is around average (top 41%), but in the neighbourhood and city, it's well above average (top 6% and top 15%, respectively). Assessed value is a tax assessment, not a market price, so the actual sale price could differ, especially if the home has been renovated or if market conditions have shifted since the last assessment.

2. Is the 7,228 sqft lot considered small for a house of this size?
It depends on the context. On Assiniboine Avenue, lots average 10,920 sqft, so this is smaller. But compared to Westwood (average 6,491 sqft) and Winnipeg (average 6,570 sqft), it's actually above average. You'll have a generous yard for most city standards, just not the biggest on the block.

3. What does the year built (1969) mean for maintenance or renovations?
The home is 55 years old as of 2024. It's newer than many houses on Assiniboine Avenue (average 1960), but roughly average for Westwood and Winnipeg. Homes from this era often have original electrical, plumbing, and windows that may need updating. A home inspection would be wise to check for common 1960s issues like aluminum wiring or outdated insulation.

4. How does this property rank for rental or resale potential?
The combination of above-average living area and lot size within Westwood, plus a assessed value that's not at the top of the street, suggests decent resale flexibility. It's not a "best on the street" property, which can actually be a strength: you're less likely to overpay relative to neighbours, and the home should appeal to a broad range of future buyers within the neighbourhood.

5. What's the neighbourhood like in Westwood?
Westwood is an established residential area in Winnipeg, largely developed in the 1960s and 1970s. It offers a mix of older character homes and newer infills, with decent access to schools, parks, and shopping along Portage Avenue. The lot size here is larger than what you'd find in many newer subdivisions, which is part of the area's draw.