52 Henday Bay

52 Henday Bay – Property Summary

Key Characteristics & Buyer Profile

This 1,045 sqft bungalow sits on a 6,282 sqft lot in Winnipeg’s Westwood neighbourhood, built in 1961 with an assessed value of $354,000. The property is smaller than average for its street and neighbourhood—ranking in the bottom third locally for living space and lot size—but holds its own citywide, particularly on land area, where it outperforms 74% of Winnipeg homes.

The appeal here is not in square footage or curb appeal relative to immediate neighbours. Instead, the property offers a larger-than-typical city lot at a below-average price point relative to Westwood and city medians. The assessed value ($354K) sits roughly 10% below both the neighbourhood and city averages, while the lot is slightly below street average but above the citywide median.

This property would best suit a buyer who values outdoor space over interior square footage, or someone open to renovation or expansion on a decent-size lot in an established area. It may also appeal to investors or first-time buyers looking to enter a stable neighbourhood with below-average pricing relative to its surroundings. The below-average living area and older construction (1961) are trade-offs worth noting upfront.

Five Frequently Asked Questions

1. How does this property compare to others on Henday Bay?
It ranks 37th out of 40 homes on the street for living area (bottom 93%) and 35th for lot size. Assessed value is 24th out of 40—closer to the middle of the street. So it’s one of the smaller homes on a smaller lot, but not the cheapest.

2. Is the assessed value of $354,000 realistic for this home?
It’s below the street average ($369K) and well below the neighbourhood ($392K) and city ($390K) medians. The ranking suggests it’s around average for its street but on the lower side for the broader area—meaning the valuation reflects the smaller living area and older construction.

3. How old is the house, and is that a concern?
Built in 1961, it’s typical for the street (average is also 1961) but older than the neighbourhood and city averages (1966). This isn’t unusual for Westwood, but buyers should budget for potential updates to systems (electrical, plumbing, roof) typical of homes from that era.

4. The lot is 6,282 sqft—is that considered small or large?
It’s below average for Henday Bay (6,800 sqft) and ranks 35th out of 40 homes. But citywide, it’s in the top 26% of lots, so it’s actually generous compared to most Winnipeg properties. The lot is the home’s strongest feature relative to the broader market.

5. What does “ranked by land area, larger = better rank” mean exactly?
The ranking system compares this property to similar homes within the same street, neighbourhood, or city. A higher rank (lower number) means a larger lot, newer construction, more living space, or higher assessed value. For lot size, this property ranks 35th on its street (bottom 12%) but 49,963rd citywide (top 26%)—so it’s small locally but large in the bigger picture.