| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Year Built 2010 （16 years ago） | Top 79%54/68 Avg2014 Top 85%77/91 Avg2016 Top 29%7741/26841 Avg1990 11-390 Oak Forest Crescent: For Year Built. On Oak Forest Crescent, below average — Top 79%, rank 54 of 68, and comparable homes in that group average about 2014. in Assiniboia Downs, below average — Top 85%, rank 77 of 91, and comparable homes in that group average about 2016. citywide, above average — Top 29%, rank 7741 of 26841, and comparable homes in that group average about 1990. | ||
Living Area 1,573 sqft | Top 26%18/68 Avg1,493 sqft Top 36%33/91 Avg1,528 sqft Top 6%1709/26841 Avg1,042 sqft 11-390 Oak Forest Crescent: For Living Area. On Oak Forest Crescent, above average — Top 26%, rank 18 of 68, and comparable homes in that group average about 1,493 sqft. in Assiniboia Downs, around average — Top 36%, rank 33 of 91, and comparable homes in that group average about 1,528 sqft. citywide, above average — Top 6%, rank 1709 of 26841, and comparable homes in that group average about 1,042 sqft. | ||
Assessed Value 75.30k | Top 9%6/68 Avg57.50k Top 7%6/91 Avg55.90k Top 1%138/26841 Avg25.60k 11-390 Oak Forest Crescent: For Assessed Value. On Oak Forest Crescent, above average — Top 9%, rank 6 of 68, and comparable homes in that group average about 57.50k. in Assiniboia Downs, above average — Top 7%, rank 6 of 91, and comparable homes in that group average about 55.90k. citywide, Elite — Top 1%, rank 138 of 26841, and comparable homes in that group average about 25.60k. | ||
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: colored length ≈ share of peers you outperform; vertical line ≈ median benchmark; white tick = your position. Badge tint: gold / blue / gray / dark gray for top ~1–5% / 5–30% / 30–70% / beyond.
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| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sale price 850k | Top 3%2/68 Avg Well above average — among the best in this group same street Top 3% | Top 2%2/91 Avg Well above average — among the best in this group neighbourhood Top 2% | Top 1%82/26841 Avg Well above average — among the best in this group Winnipeg Top 1% |
Property Overview & Key Characteristics
This well-maintained home, built in 2010, offers a practical and modern living space of over 1,570 square feet. Its primary appeal lies in its recent, fully renovated basement, which adds significant functional space and immediate move-in readiness. The property stands out for its exceptional location rankings within Assiniboia Downs, placing in the top tier for its street and neighbourhood, suggesting a desirable and well-regarded setting.
While it does not include a garage or pool, the home’s value is anchored in its solid fundamentals: a newer build with updated living areas and a standout lot location. It recently sold for $85,000, which is notably higher than its assessed value, indicating strong market appeal and potential for value growth in this specific area.
This home would suit first-time buyers or downsizers looking for a low-maintenance, modern property without the need for immediate renovations. It’s also a sensible choice for value-focused investors or buyers who prioritize a top-ranked neighbourhood setting over having a private garage.
Frequently Asked Questions
1. What does the "top percentage" ranking for the location mean?
The rankings compare this property's specific metrics (like lot size) against others on its street, in the neighbourhood, and across Winnipeg. For example, ranking in the "Top 1%" in the neighbourhood for land area means this lot is larger than 99% of others nearby, a significant advantage.
2. The home recently sold for more than its assessed value. Is that typical?
While assessed value is for tax purposes, a sale price significantly above it often reflects strong buyer demand for the property's specific features, like the renovated basement and prime location within the street, which may not be fully captured in the assessment.
3. There is no garage. What are the parking options?
The listing notes no garage, so parking would be limited to driveway or on-street. It’s worth checking municipal bylaws for any street parking restrictions to plan for vehicle storage.
4. The property is part of a cluster of homes with the same crescent address. What does this indicate?
This suggests the home is likely in a townhouse or condominium-style complex, which can explain the lack of a private garage. It's important to verify if there are any associated condo or maintenance fees.
5. Given the renovated basement, what should I verify about the work?
It’s crucial to ask for details on the renovation's scope, when it was completed, and if proper permits were obtained. This ensures the work meets building codes and adds lasting value to the home.
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