454 Sumach Street – Property Summary

Key Characteristics & Buyer Profile

This 1,223 sqft single-family home, built in 1969, sits on a 6,080 sqft lot in Winnipeg’s Westwood neighbourhood. Its standout feature is value at the street level: on Sumach Street, it ranks in the top 6% for lot size and assessed value (currently $388,000), and in the top 6% for newer construction among the 35 homes on the street. While the property is close to average for its community and the city overall — slightly above the city’s 29th percentile for lot size — it offers a noticeably larger-than-average footprint and a more recent build compared to nearby homes.

The appeal here is a mix of solid fundamentals and street-level distinction. You’re not buying into a luxury pocket or a rapidly appreciating corridor, but you are getting a property that stands out on its own block and in its immediate vicinity. The lot is generous for the area, and the assessed value suggests good relative value within the street’s context. This suits buyers who prioritize local comparables over citywide metrics — someone looking for a well-positioned asset within an established, middle-tier neighbourhood, and who sees long-term stability in a home that outperforms its immediate peers without commanding a premium that outstrips the broader market.

Five Frequently Asked Questions

1. How does this home compare to others on Sumach Street specifically?
It ranks in the top 6% for lot size, newer construction, and assessed value. It’s also in the top 17% for living area. On all four metrics, it exceeds the street average.

2. How does it compare to other homes in Westwood and across Winnipeg?
It’s near the community and city averages for living area, assessed value, and build year. The lot size is above the city average (29th percentile), but within Westwood it’s closer to the middle (44th percentile).

3. Is the assessed value high relative to the property’s characteristics?
The assessed value of $388,000 is above the Sumach Street average of $320,000, but aligns closely with the Westwood and city averages (around $390,000). The higher street-level ranking suggests the home is valued more notably within its immediate context than across the broader community.

4. What does the lot size offer that might not be obvious from the numbers alone?
At 6,080 sqft, the lot is larger than about 71% of properties citywide, but sits close to the median for Westwood. This means you get a yard that’s generous by city standards yet typical for the neighbourhood — so you’re not sacrificing backyard space for an above-average location or newer build.

5. Is this a good fit for someone new to Winnipeg or the Westwood area?
It could be, especially if you want a home that’s a known quantity within its street — well-regarded among neighbours and with a solid baseline of size and condition. However, because the property isn’t exceptionally above community averages, buyers coming from a more affluent or newer area may find it modest. It’s best suited for someone who values street-level distinction over citywide standout status.