11 Lavenham Crescent – Property Summary

Section 1: Key Characteristics & Buyer Profile

This is a 1,008-square-foot bungalow built in 1969 on a 2,965-square-foot lot in Winnipeg’s Westdale neighborhood. Its strongest feature is the year built: it’s the oldest home on its street, which often appeals to buyers looking for solid older construction or a property that hasn’t been through multiple renovations. The assessed value sits at $248,000—right in line with the street average and well below the neighborhood and city medians. That suggests the home may offer relative affordability for its immediate area, though it’s not a bargain compared to similar homes citywide.

Where it struggles is on land. The lot is among the smallest on the street and well below the Westdale average. For someone wanting a large yard or room for an addition, this isn’t it. The living area is also slightly below the street and neighborhood average, but within a typical range for a starter home or downsizer.

The main appeal: a quiet, established street with a 1960s home that doesn’t carry a premium. It would suit a first-time buyer who wants to get into Westdale without paying top dollar, or an investor looking for a lower-entry property in a stable area. It’s less suited to families needing space or buyers who prioritize outdoor living or lot size.

Section 2: Five Possible FAQs

1. How does the assessed value compare to similar homes nearby?
   At $248,000, it’s essentially the same as the street average ($245,800) but about 19% below the neighborhood average ($307,400) and 36% below the citywide average for comparable homes ($390,100). This is partly due to the smaller lot and living area, not necessarily a sign of poor condition.

2. Is the small lot a dealbreaker for most buyers in Westdale?
   It depends. Westdale lots average over 5,000 square feet, so this one is noticeably compact. Buyers who want a low-maintenance yard or don’t garden may see it as a plus; those planning expansions or needing space for kids and pets will likely look elsewhere on the street.

3. Why is the year built ranked “elite” on the street but “below average” in the neighborhood?
   The street has many homes built around 1969, so this house is typical for its block. But the broader Westdale neighborhood includes newer infill homes (average year 1971), so compared to those, 1969 is slightly older. Citywide, it’s right in the middle—normal for a 50-plus-year-old Winnipeg home.

4. Does the low land ranking affect resale value?
   It can, especially if the market favors larger lots. However, assessed value data already reflects the smaller lot, so the price is adjusted accordingly. The risk is that appreciation may lag behind homes with more land, unless the house itself is updated or the area becomes more desirable for smaller-footprint living.

5. What does “neighbourhood analysis page” show that the rankings don’t?
   The rankings give you percentiles and averages, but the map view layers the property against specific nearby houses. You can see exact lot shapes, year built variations on adjacent streets, and whether the assessed value is an outlier compared to direct neighbors. It helps you decide if this home is priced fairly relative to the houses you’d actually be living next to.