53 Henday Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1,393 sqft home on a notably large 6,819 sqft lot in Westwood, built in 1963. The property ranks well above average for land size—top 18% citywide and top 21% within the neighbourhood—which is its most distinctive asset. The living area is slightly above average for the street but sits around the middle of the pack for the broader area and city. The assessed value of $370k is in line with the street average but below the neighbourhood and city medians, suggesting the home may be priced conservatively relative to its lot size.

Where the property really stands out is on its street: it has the newest build year on Henday Bay (top 3%) and the third-largest lot (top 23%). That combination—a relatively newer home on a big lot in an older neighbourhood—is unusual and gives it a practical edge: a buyer gets more land than most nearby homes without the oldest vintage.

The appeal leans toward buyers who value outdoor space, gardening, or future expansion potential, but who don't need a large interior footprint right now. It would also suit someone looking for a home that's been reasonably well-maintained in a settled, established area, rather than a fully modernized or flipped property. The value sits below the neighbourhood average, which may attract buyers who want to build equity through gradual updates rather than paying a premium upfront.

Five Frequently Asked Questions

1. How does the lot size compare to other homes in Westwood?
The lot is 6,819 sqft, placing it in the top 21% of the neighbourhood and top 18% citywide. It's slightly above the street average of 6,800 sqft. For Winnipeg, this is a comfortable, usable yard—not oversized, but well above typical.

2. Why is the assessed value lower than the neighbourhood average?
The neighbourhood average for assessed value is $392k, while this home sits at $370k—about 5.6% below. That likely reflects the home's living area being around average for Westwood rather than above, combined with the fact that value is more tied to interior condition and finishes than lot size in the assessment model. It's not necessarily a red flag; it may simply mean the home hasn't been recently renovated or the lot's premium isn't fully captured.

3. Is this a good candidate for a renovation or addition?
Potentially. The lot is larger than most in the area, so there's physical room to expand if zoning allows. The home's 1963 build is newer than most on the street, which could mean the structure is in reasonable shape, but a thorough inspection would be needed to confirm. Buyers eyeing a renovation should consider that the current assessed value doesn't reflect a premium for the lot—so any improvements could add significant equity.

4. How does the living space compare to typical homes in the area?
At 1,393 sqft, the home is slightly larger than the street average (1,296 sqft) and roughly equal to the neighbourhood and city averages (1,372 and 1,342 sqft). It's not a standout for interior space, but it's also not undersized. For a family or couple who prioritize yard space over square footage, this would be a comfortable middle ground.

5. What's the typical buyer demographic for this street and neighbourhood?
Westwood is an established, older neighbourhood, and Henday Bay is a quieter street. Homes here tend to attract buyers who value stability, mature trees, and lot size over trendy finishes or open-concept layouts. That could include young families looking for a yard, downsizers wanting single-level living with outdoor space, or investors who see upside in a larger lot at a below-average valuation. It's less likely to draw buyers looking for a turnkey modern home.