3479 Assiniboine Grove – Property Summary

Key Characteristics & Buyer Profile

This 1,305 sqft home built in 1969 sits on a 7,140 sqft lot in the Westwood neighbourhood of Winnipeg. What stands out most is the land—it's significantly larger than the Westwood and city averages (in the top 17% and 16% respectively), though noticeably smaller than the average on its own street. The assessed value ($466,000) is well above the community and city medians, landing in the top 13% within Westwood and top 26% citywide. The house itself is newer than most on the street and in the neighbourhood, with a construction year ranking in the top 18% on Assiniboine Grove and top 8% in Westwood. Living space is slightly below the street average but fairly typical for the broader area.

The appeal here lies in the combination of a newer build for the neighbourhood and a lot size that offers more outdoor space than most nearby homes. It's a property that could work well for someone who wants a solid, mid-sized house with room to garden, expand, or simply have more yard than the typical Westwood home provides. The assessed value reflects that land and newer construction are already priced in, so buyers should expect a premium relative to older, smaller-lot homes in the same area.

This would suit buyers who value outdoor space over maximum interior square footage, and who are comfortable paying above the neighbourhood average for a home that's been updated or well-maintained relative to its vintage. It may appeal less to someone looking for a "starter home" on a budget, or to those strictly comparing by price per square foot.

Five Possible FAQs

1. How does the living space compare to other homes in Westwood?
It's close to the average—about 1,305 sqft versus the community average of 1,372 sqft. It ranks in the top 44% of the neighbourhood, so it's not unusually small or large, just slightly below typical for the area.

2. Is the property assessed above or below what similar homes sell for?
The assessed value of $466,000 is above both the Westwood average ($392,000) and the city average ($390,000), which suggests the market sees this home as having more value—likely due to the newer construction and larger lot.

3. Why is the lot size ranked high for the community but low for the street?
The street (Assiniboine Grove) has many homes on unusually large lots—averaging nearly 11,000 sqft. So while this 7,140 sqft lot is considerably bigger than most in Westwood (top 17%), it's actually on the smaller side compared to its immediate neighbours.

4. How old is the house, and does that affect maintenance expectations?
Built in 1969, it's newer than most homes on the street (average 1960) and in Westwood (average 1966). It's not new construction, but it's from a later wave of development in the area. Systems like plumbing, electrical, and roof should be evaluated on their own condition rather than assumed to be original.

5. What's the main trade-off with this property?
The trade-off is between interior space and yard size. You're getting a reasonably sized, newer home with a generous lot for the area, but the living area is a bit below the street average. Buyers who prioritize outdoor living or room to expand may find it a good fit; those wanting maximum interior square footage for the price might look elsewhere.