Property Summary: 450 Sumach Street
Key Characteristics & Buyer Profile
This 1969-built home sits on a 6,080 sqft lot with 1,320 sqft of living space. What stands out is how it compares within its immediate surroundings. On Sumach Street itself, the property ranks in the top 14% for living area and top 6% for lot size and construction year. Its assessed value ranks third on the street, suggesting solid value relative to neighbors. The home is newer than average for both the street and the wider Westwood community, but sits close to city-wide averages in terms of assessed value and square footage. It’s well above average for its block, but more typical when measured against the rest of Winnipeg.
The appeal here is subtle. This isn’t a showpiece or an outlier. It’s a property that quietly outperforms its immediate neighbours, meaning it may offer better space, age, or land than other homes on the same street. The land is notably larger than the city-wide average—helpful for buyers who value yard space or future redevelopment potential. The overall picture suggests a home that’s solid without being flashy.
This property would suit a buyer who prioritizes relative value over absolute size. Someone looking for more space than what’s typical on the block, or a newer home in an established neighbourhood, would find it appealing. It also works for buyers who want a decent-sized lot in a central part of the city without paying a premium for a top-tier neighbourhood. Not ideal for someone chasing the biggest home in the area or the newest build in the city—this is a practical, well-situated family home.
Frequently Asked Questions
1. Is this house large compared to others in Westwood?
It's close to the neighbourhood average. The home has 1,320 sqft while the Westwood average is 1,372 sqft. It sits at the 42nd percentile—solid but not oversized for the area.
2. How does the lot size compare to other properties in the city?
The 6,080 sqft lot is above average for Winnipeg (city-wide average is 6,570 sqft, so this is slightly smaller than that, but above the street average of 5,661 sqft). It ranks in the top 29% city-wide, which is decent for an urban lot.
3. Is the assessed value likely to go up?
The assessment is slightly below the average for both Westwood and the city, but notably above the street average. This could indicate the property is under-assessed compared to its immediate neighbours, but it's not a guarantee of future increases. Market conditions and renovations would matter more.
4. How does the age of this home compare to others nearby?
It's newer than most homes on Sumach Street (1969 vs. 1963 average) and newer than most in Westwood (average 1966). It ranks in the top 8% for the neighbourhood by construction year. The home is not new, but it's younger than many of its peers.
5. What kind of buyer would benefit most from this property?
Someone who values the combination of a larger-than-average lot, a newer-than-average build date, and a solid location within the city. It's a good fit for buyers who want a home that stands out on its street without exceeding the typical price range for the area. Not for someone who needs the biggest home in the neighbourhood or the lowest possible property tax.