14 Lavenham Crescent – Property Summary

Key Characteristics & Buyer Fit

This is a 1,020 sqft single-family home built in 1969 on a 3,140 sqft lot in Winnipeg’s Westdale neighbourhood. Its standout feature is the year built: it’s the oldest house on Lavenham Crescent, ranking in the top 2% of the street for that category. That said, the property is notably smaller in both living area and land compared to most homes nearby and across the city. The assessed value sits at $230,000—below the street average of $245,800 and well under the Westdale neighbourhood average of $307,400.

The main appeal is affordability relative to the surrounding area. For buyers who want to be in Westdale without paying Westdale prices, this home offers a lower entry point. It would suit someone willing to invest in updates or renovations, given the home’s age and smaller footprint. It’s less ideal for buyers looking for a turnkey property with a large lot or generous square footage. The value proposition is less about what’s already there and more about location and potential.

Five Frequently Asked Questions

1. How does the living space compare to other homes in Westdale?
It’s around average for the neighbourhood (ranked in the top 50%), but below average citywide. At 1,020 sqft, it’s comparable to many bungalows from the same era, but smaller than newer infill builds or two-storey homes common in the area.

2. Why is the assessed value lower than the neighbourhood average?
Primarily because of the smaller lot size (3,140 sqft vs. the neighbourhood average of 5,168 sqft) and the older year built. In Westdale, larger lots and newer construction tend to drive values higher. The home’s assessed value reflects both.

3. What does “ranked #1 out of 46 for year built” really mean in practical terms?
It means this is the oldest home on the street. That can be a positive if you appreciate mid-century character and construction, or a drawback if you’re concerned about maintenance, insulation, or outdated systems. It signals that most neighbours’ homes are newer, so the street has a mix of eras.

4. Is the lot size a limitation?
For Westdale, yes. Most homes in the neighbourhood sit on lots around 5,000 sqft or larger, so this property’s land area is in the bottom 12% locally. That limits space for additions, a large garage, or extensive landscaping. It’s more in line with older inner-city lot sizes.

5. Who typically buys a home like this?
First-time buyers looking for an affordable entry into a desirable neighbourhood, or investors targeting a property with renovation potential. It could also suit downsizers who want a smaller footprint but prefer an established area with older homes over newer subdivisions.