Key Characteristics & Ideal Buyer Profile
This is a 1969-built home with 1,922 square feet of living space on an 8,288-square-foot lot. Its standout feature is above-average square footage across every comparison: it ranks in the top 8% of its Westwood neighbourhood, top 13% citywide, and top 30% on its own street. The floor plan is roomy relative to most homes in Winnipeg. The land is also generous — top 10% citywide — though note that properties on Assiniboine Avenue itself tend to have larger lots (average 10,920 sq ft), so it’s only mid-range for the street.
The assessed value (the basis for property tax) is $481,000. That’s slightly below the street average of $533,000, but well above the neighbourhood and city averages (around $392,000). The home is also newer than most on the street — ranking top 18% for build year — which may mean less deferred maintenance than older neighbours.
Where the appeal lies: You’re getting more interior space than typical for Westwood, on a lot that’s bigger than most city lots, at a tax assessment that’s reasonable for the size. It’s not a mansion on a huge estate, but it’s a solidly proportioned family home in a well-established area.
Who it suits: Families who want extra room without stepping into a high-end price bracket. Buyers who value indoor square footage and a good-sized yard over a newer build or a designer kitchen. Also suited to someone who wants to be in Westwood — a stable, mid-century neighbourhood with mature trees — without paying a premium for the street’s largest lots.
Five Possible FAQs
1. Is the home’s assessed value ($481K) close to market value?
Not necessarily. Assessed value is used for property tax calculation and may lag behind current market conditions. Given that the home is larger and newer than many in Westwood, its market value could be higher than the assessment. Always compare with recent sales in the area, not just the tax roll.
2. The lot is above average citywide, but below average on Assiniboine Avenue. Does that matter?
It depends on your expectations. If you want a deep, sprawling yard like some of the street’s older estates, this property may feel moderate. But compared to most Winnipeg homes, the lot is generous — top 10% citywide. You’ll have good outdoor space without the maintenance of a much larger property.
3. How does a 1969 build hold up in terms of maintenance and updates?
Homes from this era often have solid construction but may need updates to systems (furnace, roof, windows) and finishes (kitchen, bathrooms). Being newer than the street average (1960) and neighbourhood average (1966) is a slight advantage — it may have been built with better building codes and fewer legacy issues. Still, a home inspection is essential to confirm condition.
4. How does the square footage compare to newer homes in the neighbourhood?
Newer builds in Westwood often have smaller floorplans (neighbourhood average 1,372 sq ft). At 1,922 sq ft, this home offers noticeably more space than what’s common in the area. If you’re looking at recently built infills or townhouses nearby, they will likely feel tighter inside.
5. Why does the home rank lower on its own street for land area but higher for build year?
Assiniboine Avenue has many older homes (average 1960) on large lots (average 10,920 sq ft). This property is newer than those but sits on a lot that’s smaller than the street’s average. So you trade some land for a newer build — a common compromise on streets where the original lots were subdivided or built on later.