41 Coleridge Park Drive – Property Summary
Key Characteristics & Buyer Profile
This is a 2,158 sqft home built in 1974 on an 8,381 sqft lot in Winnipeg’s Westwood neighbourhood. Its standout feature is how it compares to surrounding properties. While it’s roughly average for its immediate street in terms of living space and lot size, it ranks in the top 3% of homes in the broader Westwood area for living area, and in the top 9% for both lot size and assessed value. That means you get noticeably more space and land than most homes in the neighbourhood, without the premium you’d pay on a street of similarly large properties. The assessed value of $494,000 is above the neighbourhood average of $392,100, but below the street average of $580,400—suggesting it’s not the most expensive house on the block, despite being one of the larger ones.
The appeal lies in the balance: a well-sized home and yard in a solid neighbourhood, built in a decade when construction quality is often reliable, and at a price point that doesn’t reflect how rare this combination is locally. It would suit buyers who want more square footage and outdoor space than typical Westwood homes offer, but aren’t looking for the top-end finishes or prestige that come with the priciest houses on Coleridge Park Drive. This also works for someone who values a newer build for the area (top 3% neighbourhood, top 8% on the street) and sees long-term potential in a property that’s already above the citywide median in most metrics.
Five Possible FAQs
1. How does this home compare to others on Coleridge Park Drive itself?
It’s middle-of-the-road for the street. The lot and living area are close to average for Coleridge Park Drive, and the assessed value is below the street average. So you’re not getting the biggest or most expensive house on the block, but you’re also not at the bottom—it’s a solid, representative property for that street.
2. What does “Top 3% in the neighbourhood” actually mean for living space?
It means fewer than 100 of the 2,523 similar homes in Westwood have a larger living area than this one. While the street average is about 1,990 sqft, the neighbourhood average is only 1,372 sqft, so you’re getting roughly 60% more space than a typical Westwood home. That’s a rare find for the area.
3. Is the assessed value of $494k realistic compared to market value?
Assessed value is a government estimate, not a market price. Here it’s notably higher than the neighbourhood average ($392k) but lower than the street average ($580k). That gap suggests the property is valued well above most Westwood homes, but still below the top end of its own street—it may be undervalued relative to its size and lot, or it could reflect an older finish level that hasn’t been updated. A buyer should compare recent sales on the street for a clearer picture.
4. How does the 1974 build year affect this property?
Homes built in the mid-1970s in Winnipeg often have solid construction, including poured concrete basements and quality framing, but may have original mechanicals, windows, or roofing. Being newer than 96% of Westwood homes means it likely has fewer deferred maintenance issues than older neighbours, but it’s still nearly 50 years old—so a home inspection focusing on insulation, plumbing, and electrical updates is wise.
5. Is the 8,381 sqft lot a selling point?
Within Westwood, yes—it’s in the top 9% for land area, well above the neighbourhood average of 6,491 sqft. But on Coleridge Park Drive itself, it’s exactly average. So you get a generous yard by local standards, but not one that stands out on the street. That matters if you value privacy or garden space, but less so if you’re comparing only to immediate neighbours.