Property Overview: 328 Larche Crescent, Winnipeg

Key Characteristics & Appeal

This one-storey home on a quiet crescent in Kildare-Redonda presents a practical and value-conscious opportunity. Its key features include an 833 sqft living area, a renovated basement, a detached garage, and a notably generous 5,197 sqft lot. Built in 1972, the home sits on a parcel of land that is larger than most on its street and in the immediate area.

The primary appeal lies in its solid positioning within its specific market segment. While the living space is modest compared to the citywide average, it is quite typical for the neighbourhood and street, suggesting a manageable and efficient layout. The renovated basement adds functional living space. The standout is the lot size, offering above-average outdoor space for the area—a valuable asset for gardening, recreation, or future expansion. The home’s assessed value consistently ranks above average for both the street and the neighbourhood, indicating perceived stability and desirability in its local context.

This property would best suit first-time buyers, downsizers, or pragmatic investors seeking an entry into the Winnipeg market with a low-maintenance, single-level layout. It’s for those who prioritize lot size over a large interior footprint and see value in a home that is competitively positioned within its established community rather than one with premium city-wide comparisons.

Frequently Asked Questions

1. How does the home’s size compare to others nearby?
At 833 sqft, the living area is very close to the average for Larche Crescent itself (~859 sqft) and slightly below the Kildare-Redonda neighbourhood average. This indicates the home is typical for the immediate area, offering a comfortably sized, efficient layout for a smaller household.

2. What does the "above average" assessed value ranking mean for the street and neighbourhood?
The home’s assessed value ranks in the top 30% on its street and in the neighbourhood. This suggests that, according to municipal assessment, this property holds more value than many of its direct peers, which can reflect factors like its lot size, condition, or desirable location on the crescent.

3. Is the lot size a significant feature?
Yes. The 5,197 sqft lot is a key characteristic, ranking in the top 29% on Larche Crescent. It provides significantly more yard space than many neighbouring properties, which is a considerable advantage for privacy, outdoor activities, or potential future projects.

4. When was it last sold, and for approximately how much?
The home was last sold in June 2019. Based on available public data, the sold price range was between $255,000 and $285,000. An exact sale price can be provided upon request.

5. What are the less obvious considerations for a buyer?
Consider that while the home is below the citywide average in size, its metrics are strong within its local micro-market (the street and neighbourhood). This can mean a more stable and predictable value proposition. The single-storey design and renovated basement point to accessible, flexible living, but the 1972 build date means a thorough inspection of major systems (roof, plumbing, heating) is essential to understand any upcoming maintenance.