96 Belcourt Bay – Property Summary
Key Characteristics & Appeal
This is a 1965 bungalow with 1,179 square feet of living space on a 6,045-square-foot lot. Its main draw is the land: the lot ranks in the top 17% on the street and top 30% citywide, meaning it is noticeably larger than many comparable Winnipeg properties. The house itself is older (built in 1965), but it ranks among the earliest-built homes on its street, which may appeal to buyers who value established neighbourhood character or a more mature lot with space for gardens, sheds, or additions.
The assessed value is low relative to its street and neighbourhood—$226,000 versus street and area averages around $355,000–$392,000. This combination of a large lot and a below-average assessed value suggests potential for buyers looking for a property with room to add sweat equity, renovate, or redevelop. The living area is close to city average but slightly smaller than the street and neighbourhood medians, so the interior is compact.
Best suited for: Buyers who prioritize outdoor space over finished square footage, those comfortable with a 1960s home that may need updating, or investors looking for a lot with upside in Westwood. It is less ideal for someone wanting a move-in-ready home with modern finishes or a larger interior.
Frequently Asked Questions
1. Why is the assessed value so low compared to nearby homes?
The $226,000 figure is significantly below the street average ($355,000) and neighbourhood average ($392,000). This likely reflects a combination of the home’s age, smaller living area (1,179 sqft), and possibly deferred maintenance or dated finishes. It suggests the property may be undervalued relative to its land, but buyers should verify the condition before assuming upside.
2. Is the lot big enough to subdivide or build a secondary suite?
At 6,045 square feet, the lot is large for the street but still modest for a full subdivision in Winnipeg. Whether you can add a secondary suite or sever the lot depends on zoning in Westwood, which is typically R1 (single-family). A realtor or city planner can confirm, but the lot size alone doesn’t guarantee flexibility.
3. How does this home compare to others on Belcourt Bay?
It ranks near the bottom for assessed value (41 out of 41) but near the top for land area (7 out of 41) and age (5 out of 41). So it’s one of the oldest homes on the street with one of the biggest lots—and the cheapest assessed value. That’s an unusual combination that may signal a fixer-upper or a holding property.
4. What would typical updates cost for a 1965 home of this size?
No two homes are the same, but buyers should budget for mechanicals (furnace, roof, windows) if original. A full kitchen and bathroom renovation could run $30,000–$60,000 depending on scope. With a low assessed value, a buyer could potentially bring the home up to neighbourhood standards while keeping total investment below the street average.
5. Is this a good investment for a first-time buyer on a budget?
It depends on your tolerance for projects. The price (based on assessed value) is low for the area, and the lot is desirable. But the home is older and the interior is smaller than many nearby homes. If you’re handy or willing to live through renovations, it could build equity. If you need a turnkey home, this likely isn’t it.