79 Browning Boulevard – Property Summary
Key Characteristics & Who It Suits
This is a 1,132 sqft bungalow built in 1965 on a 5,433 sqft lot in Winnipeg’s Westwood neighbourhood. Its standout feature is the year built—one of the newer homes on Browning Boulevard (ranked 8th out of 87). While the house is modest in size and sits on a smaller-than-average lot for the street, its assessed value ($309k) is significantly below both the street and neighbourhood averages, placing it in the bottom tier for assessed value on the block.
The appeal lies in value over size. For a buyer looking for a solid, mid-century home in a established area without paying a premium for square footage or land, this property presents a lower entry point relative to its immediate neighbours. The living area and lot are both below street and neighbourhood medians, but the home ranks closer to average citywide—meaning the compactness is more a local quirk than an outlier in Winnipeg.
This would suit a buyer who prioritizes location and structural age over interior space. It’s a practical fit for someone who wants a renovated or well-maintained older home in a stable neighbourhood, or a first-time buyer willing to accept a smaller footprint in exchange for a lower purchase price. It’s less suited for those who need generous room sizes, a large yard, or an investment property banking on lot value appreciation.
Five Possible FAQs
1. How does the assessed value compare to other homes in Westwood?
The assessed value of $309k is well below the Westwood neighbourhood average of $392k, ranking near the bottom (top 95% meaning only 5% of homes are assessed lower). It also sits far below the Browning Boulevard average of $359k. This likely reflects the smaller living area and lot size, not necessarily the condition of the home.
2. Is the smaller lot a red flag for resale?
Not necessarily, but it does limit future expansion or yard usage. The lot is 5,433 sqft, which is smaller than 98% of homes on the same street. Citywide, it’s closer to average (top 45%), so the lot size is more of a local anomaly than a broad disadvantage. For resale, the smaller lot may appeal to buyers who want low-maintenance outdoor space but could be a drawback for families or gardeners.
3. What does “Top 9%” for year built actually mean on this street?
It means that out of 87 homes on Browning Boulevard, only 8 are newer than this house (built 1965). The street average is 1963, so while the home isn’t new, it’s among the newer builds on the block. In the broader neighbourhood and city, the age is essentially average. This can be a plus if you value newer wiring, plumbing, or insulation compared to older neighbouring homes.
4. Why is the living area below average locally but around average citywide?
The street (Browning Boulevard) and neighbourhood (Westwood) have larger-than-city-average homes—1,270 sqft and 1,372 sqft respectively—compared to the citywide average of 1,342 sqft for comparable properties. At 1,132 sqft, this home is relatively small within its immediate area but fits within the broader Winnipeg norm for similar homes.
5. What should I look for during a viewing given the data?
Focus on the efficiency of the layout—since the living area is compact, check for wasted space, storage options, and room flow. Also examine the condition of systems (roof, furnace, windows) given the 1965 build. The land area is small, so assess whether the outdoor space meets your needs. The low assessed value relative to neighbours could also mean lower property taxes, but confirm with the current assessment notice.