Property score
64.5
Fair
Overall 64.5 · Smaller and older than most nearby homes
980 sqft (bottom 17%) · Built in 1956 (8 yrs older than avg)
Located in a high-income area with median household income of ~108k
Transit 82.0 · 7-min walk to transit with 5 nearby routes · Within 500m: 4 dining spots, 1 healthcare facility, and 4 parks nearby
Living Area
Below average
28% smaller than neighborhood avg.
Year Built
Below average
8 yrs older than neighborhood avg.
Mother tongue
English · 86%French · 2%
Past 10 years Kirkfield sales snapshot (~80% of all data)
249
320.5k
$335/sqft
1964
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64.5 is composed by the two sections below.
Property Score
Community Score
Kirkfield
How to read: Share of sales in each ~$50k price band for “kirkfield” (Detached houses (non-condo), 2024). The tallest band is the mainstream budget range; multi-year view shows how that band shifts over time.
Sales-to-New-Listings
1,196
sold
1,852
new listings
Manitoba Real Estate Association March public data on New Listings and Properties Sold across Manitoba
Sold Above Asking
Majority sold above asking
68 of 104 sold above asking · Manually compiled from MLS Winnipeg sold listings, May 4 – May 10, 2026
With a Sales-to-New-Listings ratio of 64.6% and 65% of homes selling above asking price, demand is clearly outpacing supply. Buyers are competing, which is putting upward pressure on prices.
Dissemination area (DA) — Statistics Canada 2021 Census · Area: #46110327
$108K
Median household income
$157K
Average household income
5%
Low income (LIM-AT)
0.4
Income inequality (Gini)
3.9
P90 / P10 ratio
24%
Single-person households
30%
Families with children
Figures are for the census dissemination area containing this listing location; sources and margins may apply per Statistics Canada.
Rank by land area, larger = better rank
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: fill length ≈ share of peers you outperform. Fill color reflects tier (red / blue / amber / gray). “Avg” is a rough median benchmark for comparable homes in that scope.
To see this property on a map next to nearby houses—and compare year built, living area, assessed value, and lot size in detail—open the neighbourhood analysis page.
Nearby stops, routes & transit score
Dining, education, healthcare, shopping & more
438 Woodlands Crescent — 9 amenities found within 500 m, across 3 categories, including 4 dining (nearest 439 m), 1 healthcare (nearest 410 m), 4 parks (nearest 184 m).
Kirkfield · WPS public data · 2026
Annual incidents
8
2026
vs. city avg
-73%
relative to avg
Year-over-year
▼ -92%
vs. prior year
Primary type
Property
63%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 38% | Bottom 31% | Bottom 37% |
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 12% | Bottom 6% | Bottom 15% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 438 Woodlands Crescent, Winnipeg
Section 1: Key Characteristics & Appeal
This is a modest, one-storey home built in 1956, situated on a quiet crescent in the Kirkfield neighbourhood. With 980 square feet of living space, it is a compact and manageable property. A key updated feature is its renovated basement, which adds functional living area. The home does not have a garage or pool.
Its primary appeal lies in its practicality and location. The lot size of nearly 6,000 sq ft is notably generous for the immediate street, offering more outdoor space than most neighbours. The home’s assessed value is consistently around the average for its area, suggesting it is priced in line with market expectations without premium or distress signals. The renovated basement is a significant value-add, providing modernized space without the need for immediate investment.
This property would best suit first-time buyers, downsizers, or practical investors looking for an entry into the Winnipeg market. It’s a home for someone who values a larger yard over a large house, and who appreciates a move-in-ready basement. It’s not a luxury showpiece, but a grounded, straightforward home with one major update already completed.
Section 2: Frequently Asked Questions
1. How does this home compare to others on the street?
The home is very typical for Woodlands Crescent in terms of size, age, and value. Its standout feature on the street is its land area, which is larger than over 90% of its immediate neighbours.
2. What does the "renovated basement" likely include?
While exact details require a viewing, a "renovated basement" in a home of this era typically means updated flooring, drywall, and lighting to create a functional living, recreational, or additional bedroom space. It implies the heavy work is done.
3. Is the assessed value a good indicator of the selling price?
The assessed value ($31,700) is a municipal figure for tax purposes. Notably, it aligns closely with the local street average. Recent sold price data from 2016 shows a range, but the current assessed value being "around average" in multiple comparisons suggests it's a stable benchmark, not an outlier.
4. What are the considerations of a 1956-built home?
A home from this period may have original plumbing, electrical, or insulation that could require attention or updating over time. The roof and windows are also key points for inspection. The renovated basement is a positive, but the main floor may retain its original character.
5. How does the lack of a garage affect daily living and value?
For many buyers in this price segment, a garage is a desired amenity but not always a deal-breaker. The large lot provides space for a shed or potential future garage (subject to permits). Its absence is reflected in the home’s value and makes it more suited for buyers with minimal vehicle storage needs or who are comfortable with street parking.
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