74 Canoe Bay – Property Summary
Key Characteristics, Appeal & Buyer Profile
This is a 1965-built single-family home on Canoe Bay in Winnipeg’s Westwood neighbourhood, with 1,104 sqft of living space and a 5,397 sqft lot. Its assessed value is $355,000.
Across the board, this property sits close to its street’s averages. It ranks 20th out of 37 homes on Canoe Bay for living area—right at the middle—and 15th for assessed value, just below the street median. Within Westwood, both size and value trail the neighbourhood norms: the home is in the 81st percentile for living area and 63rd for lot size, meaning many nearby houses are larger and sit on bigger plots. Citywide, it falls roughly in the middle tier.
Its appeal is pragmatic rather than flashy. This isn’t a standout by square footage or land, but it’s a solid, unremarkable entry in a mid-century street. The lot is slightly smaller than the Westwood average, and the build year is typical for the area. For a buyer, the value lies in predictability: it’s an average house in an average street with no extreme upsides or downsides in the data.
This property would suit a first-time buyer looking for a functional, modest home without paying a premium for size or land. It’s also a reasonable fit for an investor or renovator who wants a low-key starter in a stable neighbourhood—someone who prioritizes location over standout specs. It’s less suited to buyers seeking a large family home or a lot with expansion potential.
Five Possible FAQs
1. How does this home compare to others on the same street?
It’s slightly below the middle of the pack. For living space (1,104 sqft), it ranks 20th out of 37 homes, and for assessed value, 15th. Land size is 5,397 sqft, ranking 24th—so the lot is on the smaller side for the street.
2. Is the assessed value fair compared to similar homes in Westwood?
The assessed value of $355,000 is about $37,000 below the Westwood average of $392,000. That makes sense given this home is smaller in both living area and lot size than many in the neighbourhood. It’s not an outlier, but it’s priced slightly under the community norm.
3. What’s the lot like, and can I add on to the house?
The lot is 5,397 sqft, which is a bit under the city average of 6,570 sqft and well below Westwood’s average of 6,491 sqft. It’s in the 80th percentile for the neighbourhood, meaning most nearby lots are bigger. An addition is possible in principle, but you’d have less flexibility than on a larger plot.
4. How does the home’s age affect its value?
Built in 1965, this house is very typical for both Canoe Bay and Westwood, where the average build year is 1966. On its street, it’s actually slightly newer than 11 of the 37 homes. Age is a neutral factor here—it’s not a renovation project required by an old structure, but it’s not a recent build either.
5. Who typically buys in this price range and area?
Buyers here often value affordability and a settled neighbourhood over space or prestige. You see first-time homeowners, downsizers, and people who work nearby. It’s not a high-turnover area, so the market tends to be stable but not fast-moving.