Property score
37.8
Below average
Overall 37.8 · Smaller and older than most nearby homes
694 sqft (bottom 2%) · Built in 1956 (8 yrs older than avg)
Located in a below-average income area with median household income of ~41.6k
Transit 92.0 · 5-min walk to transit with 5 nearby routes · Within 500m: 8 dining spots, 1 school, 1 healthcare facility, and 6 parks nearby
Living Area
Below average
49% smaller than neighborhood avg.
Year Built
Below average
8 yrs older than neighborhood avg.
Mother tongue
English · 78%French · 3%
Past 10 years Kirkfield sales snapshot (~80% of all data)
249
320.5k
$335/sqft
1964
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37.8 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: #46110328
$42K
Median household income
$62K
Average household income
29%
Low income (LIM-AT)
0.3
Income inequality (Gini)
4.8
P90 / P10 ratio
53%
Single-person households
14%
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
488 Woodlands Crescent — 16 amenities found within 500 m, across 4 categories, including 8 dining (nearest 246 m), 1 education (nearest 475 m), 1 healthcare (nearest 233 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 | Bottom 29% | Bottom 14% | Bottom 23% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 488 Woodlands Crescent, Winnipeg
Key Characteristics & Buyer Profile
This is a compact, one-storey home built in 1956, situated on a standard city lot in the Kirkfield neighbourhood. Its key appeal lies in its position as an accessible entry point into the Winnipeg housing market. With a living area of 694 sq ft and an assessed value significantly below area averages, it represents one of the more modestly sized and priced properties available.
The home’s primary draw is its affordability and the potential it offers. It suits first-time buyers or investors seeking a low-cost foothold in the city, where the land value and location may offer more long-term potential than the existing structure itself. A thoughtful perspective for the right buyer is viewing this not just as a small house, but as a manageable project. Its below-average size and value for the street and area mean lower property taxes and less space to maintain, which can be a strategic advantage for someone looking to minimize ongoing carrying costs while building equity. It’s a practical choice for those comfortable with a cozy layout, possibly looking to renovate or update over time.
Frequently Asked Questions
1. Why is the assessed value so much lower than the city-wide average?
The assessed value reflects the home’s smaller size, age, and specific market position within its immediate area. It’s consistently ranked below average for both the street and the wider Kirkfield neighbourhood, indicating it’s a more modest property in its context.
2. What does the "below average" ranking for Land Area mean?
While the lot size of 4,801 sq ft is around the Winnipeg average, it is the smallest lot on Woodlands Crescent and among the smallest in Kirkfield. This means less private outdoor space compared to direct neighbours, but it is still a standard city lot.
3. Who would this property be most suitable for?
It is best suited for budget-conscious first-time homebuyers, downsizers seeking minimal upkeep, or investors looking for a rental property with a lower initial investment. It is less suited for those requiring multiple bedrooms, ample living space, or a move-in-ready home without any updates.
4. The home recently sold. What can that price tell me?
The sold price range from May 2024 (approximately $23.5k - $26.5k) confirms the home transacts at a level consistent with its low assessed value. This provides a concrete benchmark for its market value as a very affordable property.
5. Are there any major red flags based on the provided data?
The data itself doesn’t show red flags, but it clearly highlights considerations: the home is significantly smaller than most in the area, it’s among the oldest on the street, and the lot is smaller than its immediate neighbours. A buyer should budget for potential updates common to a home of this age and be comfortable with a compact floor plan.
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