3397 Assiniboine Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 1965-built home with 1,724 square feet of living space on a 9,740-square-foot lot, located in Winnipeg’s Westwood neighbourhood. Its assessed value is $532,000.
Where the appeal lies: The lot is the standout feature. It ranks in the top 5% within the neighbourhood and top 7% citywide—meaning you’re getting significantly more land than most comparable homes in the area. The living space is also above average relative to both Westwood and Winnipeg as a whole. The assessed value reflects that positioning: while in line with others on Assiniboine Avenue itself, it’s well above the typical Westwood home and the citywide average. In other words, you’re paying for a property that offers more square footage and land than what’s typical for the price point in this part of the city.
Who it would suit: A buyer who values a larger-yard property in an established neighbourhood—someone who might want room for gardening, outdoor projects, or future expansion, and sees long-term value in land over a newly built interior. It’s less suited for someone who wants a turnkey, recently renovated home or prefers a low-maintenance lot. The house itself is from the mid-60s, so realistic expectations around updates and maintenance are part of the picture.
Frequently Asked Questions
1. How does this home compare to others on Assiniboine Avenue specifically?
On the street level, this property sits close to the middle of the pack: its living area and assessed value are both around average for the street. The lot is slightly below the street average of 10,920 sqft, but that average is pulled up by a few very large properties. The key distinction is that the neighbourhood and citywide comparisons show it outperforming most nearby homes.
2. What does “Top 5% for lot size in Westwood” actually mean in practical terms?
Among over 2,500 comparable properties in the neighbourhood, this lot ranks in the 125th position. That means only about 124 other homes have a larger lot—so you’re in the upper tier for outdoor space, which is relatively uncommon for a property at this assessed value in Westwood.
3. Is the 1965 build a concern, or is it in line with the area?
The year built is fairly typical for the street and the neighbourhood. Many surrounding homes were built in the early to mid-1960s, so you’re not dealing with an outlier that’s significantly older or newer. It’s worth noting that the citywide average build year is also 1966, so this is a standard vintage for Winnipeg.
4. What isn’t shown in these numbers that a buyer should look into?
These stats don’t cover the condition of the roof, mechanical systems, windows, foundation, or interior finishes. A 1965 home could have been updated or left original—two very different propositions. The assessed value gives a baseline, but a professional inspection and a look at recent permits (or lack thereof) will tell you more than the rankings alone.
5. How does the “neighbourhood analysis map” help in evaluating this property?
The map shows this home in relation to nearby houses, letting you compare lot size, year built, living area, and assessed value side by side. It’s useful for spotting whether this property is an outlier on its block or part of a consistent pattern, and for seeing what’s actually next door rather than relying only on aggregate stats.