Property Overview: 95 West Lake Crescent

Key Characteristics & Appeal

This 1,156 sqft bungalow, built in 1978 on a 3,245 sqft lot, presents a compelling value proposition within the well-regarded Waverley Heights neighborhood. Its primary appeal lies in a standout characteristic: it offers significantly more living space than other homes on West Lake Crescent, ranking in the top 4% on the street. This creates a notable value-for-space advantage, especially when paired with its assessed value, which is below the averages for both the street and the wider neighborhood.

The property suits practical buyers looking for a comfortable, established home in a desirable area without a premium price tag. It’s ideal for those who prioritize interior space over a large yard, as the lot is more compact compared to many in Winnipeg. A thoughtful perspective is that this home represents a strategic entry point into a mature street—you get a house that is physically larger than most of its immediate neighbors, yet it carries a lower assessed value. This disconnect between interior space and price is its defining feature, appealing to savvy buyers who measure value by usable square footage rather than land size alone.

Frequently Asked Questions

1. Is this a good value for the area?
The data suggests it is. You are acquiring a home with above-average living space for its specific street at a below-average price point for the broader Waverley Heights neighborhood. This creates a potential value opportunity.

2. How does the lot size impact usability?
At 3,245 sqft, the lot is manageable and low-maintenance compared to many city properties. It’s well-suited for a simple patio or garden but may not accommodate extensive additions like a large detached garage or pool. The trade-off for more interior space is a more compact yard.

3. What does the 1978 build year imply?
Built in the late 1970s, the home likely contains mature landscaping and established neighborhood character. Buyers should budget for updates consistent with this era, such as windows, roofing, or interior finishes, while also appreciating the sturdy construction of that period.

4. Why is the assessed value relatively low?
While the exact assessment formula is complex, the below-average value likely reflects a combination of the smaller lot size, the home’s age, and potentially its interior condition or layout compared to updated or expanded homes on the same street. It does not necessarily reflect the potential livability or space offered.

5. Who would this home not suit?
It may not suit buyers seeking a very large, private yard or those wanting a move-in-ready home with all modern renovations. It’s also less ideal for those who prioritize a home at the top of the market in terms of assessed value on their street.