18 Sandham Crescent – Property Summary

Key Characteristics & Buyer Profile

This 1,192 sqft bungalow, built in 1967, sits on a 5,876 sqft lot in Westdale. Its standout feature is assessed value: at $417,000, it ranks #1 on its street and in the top 2% of the neighbourhood, well above local averages of $353,900 (street) and $307,400 (area). The living area is close to the street average but 14% larger than the Westdale norm—a modest home by city standards, but roomy relative to its immediate neighbours.

The appeal lies in value concentration. While the house itself is not exceptionally large or new, it holds top-tier assessed value, suggesting either superior condition, a desirable location within Westdale, or recent upgrades not fully reflected in square footage. The land (5,876 sqft) is slightly below the street average but above the neighbourhood average, offering a decent yard in an established area.

This property suits a buyer who prioritizes proven resale strength and low competition at purchase—someone wanting a solid, move-in-ready home in a well-regarded neighbourhood, without paying a premium for extra space. It may also appeal to an investor eyeing land value in a top-ranked assessed-value pocket, as the gap between this home and its neighbours suggests potential for further appreciation or redevelopment down the line.

Possible FAQs

1. Why is the assessed value so much higher than the neighbourhood average if the living area is only slightly above it?
Assessed value reflects more than square footage—it factors in location, lot characteristics, condition, and recent sales of comparable homes. This property likely benefits from a particularly good position on Sandham Crescent, recent updates, or a layout that maximizes its 1,192 sqft. The top-2% ranking in Westdale suggests it consistently sells or appraises above its size class.

2. The house was built in 1967—does that mean major maintenance issues?
Not necessarily. The ranking shows it’s one of the newer homes on its street (top 7%), but older than most in Westdale (bottom 7% by age). A 1967 build is typical for Winnipeg’s housing stock. What matters more is whether major systems (roof, furnace, windows, foundation) have been updated. The high assessed value usually signals these are in decent shape, but you’d want an inspection to confirm.

3. How does this property compare to other homes for sale in Westdale right now?
That depends on current listings, but based on this data, it’s likely one of the highest-valued homes per square foot in the immediate area. You may find larger homes in Westdale for a similar or lower price—but they’ll either need more work or sit on less desirable streets. This property trades absolute space for top-tier value retention.

4. Is the lot size (5,876 sqft) considered small for the area?
It's slightly below the street average (6,041 sqft) but above the Westdale average (5,168 sqft). So it’s not small by neighbourhood standards—just compact relative to its closest neighbours. If you want a big yard for gardening or additions, you’d want to check side setbacks and zoning. For a typical family, it’s a solid, manageable lot.

5. What does “Top 34% citywide” for assessed value actually mean?
It means this home’s assessed value ranks higher than about 66% of all similar properties across Winnipeg—solid, but not elite by city standards. In contrast, its street and neighbourhood rankings are exceptional. The citywide figure highlights that while this property stands out locally, it’s still within reach for buyers comparing across different parts of Winnipeg.