Property Summary: 47 Canoe Bay
Key Characteristics & Buyer Profile
This is a 1965-built home with 1,104 square feet of living space on a 5,508-square-foot lot. Its assessed value is $358,000. What stands out here is how the property sits relative to its surroundings. On its own street, the home is essentially average in size and value—ranking right around the middle of 37 homes. But when compared to the wider Westwood neighbourhood and the city of Winnipeg, the lot and living area are slightly smaller than typical, while the assessed value tracks close to the street average but below the community and city medians.
The appeal is subtle. This isn’t a standout property on paper, but it’s a solid, middle-of-the-pack home on a quiet street where values are consistent. It would suit a buyer who values stability and wants to avoid paying a premium for a neighbourhood where homes are notably larger or more expensive. It may also appeal to someone looking for a property where the assessed value is close to the street average—sometimes an indicator of lower variance in resale values. The home is from the mid-60s, which puts it in the same vintage as many neighbouring homes, so the character of the area is likely cohesive.
This property is best suited for a practical buyer—perhaps a first-time homeowner or someone downsizing who wants a straightforward, well-located home without inflated expectations. It’s less suited for someone seeking a large lot, a recently built home, or a property that stands out in size or value within its area.
Frequently Asked Questions
1. How does the living space compare to other homes nearby?
On this street, the home is very close to the average size. In the wider Westwood area and across Winnipeg, it’s slightly below the typical living area, but not dramatically so.
2. Is the lot considered small or large for the area?
The lot is average for the street but smaller than typical for both the neighbourhood and the city. It’s worth noting that lot sizes in Westwood tend to be larger overall, so this one is on the modest side.
3. How does the assessed value relate to what I might pay?
Assessed value is a benchmark for property taxes, not market price. The home’s assessment is close to the street average, which can be a useful reference point, but market conditions and recent sales will determine the actual purchase price.
4. What’s the significance of the 1965 build year?
Homes from the mid-1960s are common in this area. They often have solid construction but may need updates to mechanicals, windows, or insulation. It’s not unusually old or new for the neighbourhood.
5. How does this property rank compared to others in Westwood overall?
In terms of living area, it’s in the bottom quarter of the neighbourhood. For lot size, it’s also below average. The assessed value falls near the middle of the community. So it’s a more modest home within a neighbourhood that trends slightly larger and more valuable.