3353 Assiniboine Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 1,703 sqft home built in 1969 on a 5,443 sqft lot, located in the Westwood area of Winnipeg. Its main strength is living space. Compared to other properties in the neighbourhood, the home is significantly larger—ranking in the top 13% for size—and sits well above the local average of 1,372 sqft. The assessed value ( $483,000 ) also ranks high within Westwood (top 10%), reflecting that the home offers above-average space relative to its price in this immediate area.
The lot, however, is notably smaller than typical for the street. While the neighbourhood average is 6,491 sqft, properties on Assiniboine Avenue itself average 10,920 sqft, placing this lot in the bottom 3% of the street. The home is newer than many on the block—ranking 59th out of 323—which is common for infill or replacement builds on older lots.
Appeal & Suitability: This property would suit a buyer who values indoor square footage over outdoor space. It's a strong fit for someone looking for a roomier home within an established neighbourhood without paying a premium for a large yard. The home's relatively recent build year (1969) also means it may require fewer major structural updates than many older houses on the same street. However, if you're looking for land—whether for gardening, expansion, or privacy—this property likely won't meet that need. It's a case where the house itself is the asset, not the lot.
Frequently Asked Questions
1. Why is the lot so small compared to other homes on Assiniboine Avenue?
Many homes on this street were built on larger, original parcels. This property's lot size is closer to the city average (6,570 sqft) than to the street average (10,920 sqft). It may have been subdivided at some point, or built as part of a later infill phase on a smaller lot.
2. Does the high assessed value mean I'll pay more in property tax?
Yes, assessed value directly influences property tax. But note: assessment ranks are relative. This home's value ( $483k ) is high for Westwood (top 10%) but only average for its own street (top 50%). Your actual tax bill depends on the city's mill rate, which applies to everyone, so you're paying more than the neighbourhood baseline but in line with what similar-sized homes on the block would pay.
3. How does the 1969 build year affect insurance or renovations?
A 1969 build is newer than most on the street (average 1960) and the community (average 1966), so it may have more modern wiring, plumbing, or insulation. However, it's still over 50 years old. You'll likely want an inspection focused on the roof, HVAC system, and windows, as these are typical replacement items for homes of this era.
4. Could the small lot limit future resale value?
Possibly, but it depends on the buyer. Many buyers in this area may prioritize a larger house over a big yard. The property's strong size ranking within the neighbourhood (top 13%) suggests the house itself holds value. If market trends shift toward outdoor space, the lot could become a disadvantage, but currently the home's size is the stronger selling point.
5. Is this home a good investment compared to others on the same street?
That depends on what you're after. It's near the street average for assessed value but above average for living space. If you compare cost per square foot, this home may offer better value than a similar-priced home with a smaller interior. The trade-off is the smaller lot. For someone who doesn't need extra land, it's likely a solid deal. If you're looking for long-term appreciation tied to land value, other properties on the street may offer more upside.