23 O'Brien Crescent

23 O'Brien Crescent – Property Summary

Key Characteristics & Ideal Buyer Profile

This property stands out primarily for its generous living and land area. At 1,807 square feet of living space, it ranks first on its street and among the top 1% in the Westdale neighbourhood, where the average is just over 1,000 square feet. The land is similarly substantial at 6,979 square feet, ranking second on the street and in the top 11% of the neighbourhood. The assessed value of $443,000 reflects this size advantage, placing it at the top of the street and well above the Westdale average of $307,400.

The building itself dates to 1965, which is roughly average for the street and the city, but is among the older homes in Westdale (where the neighbourhood average year built is 1971). This means the house likely carries original mid-century character but may come with older systems or finishes. The appeal here is straightforward: you're getting more square footage and more land than most nearby properties, at a valuation that is high for the area but not extreme relative to the city overall (top 30% citywide). This property would suit buyers who prioritize interior space and a sizable yard over a newer build, and who are comfortable with the idea of updating or customizing an older home over time. It's a strong fit for someone looking to establish themselves in a desirable neighbourhood with room to grow, rather than paying a similar price for a smaller, newer house.

Five Possible FAQs

1. How does the assessed value compare to similar homes nearby?
The property's assessed value of $443,000 is the highest on O'Brien Crescent (top 5%) and ranks 15th out of 1,460 homes in Westdale (top 1%). The neighbourhood average for comparable homes is $307,400, so the house is visibly above the local norm. That said, citywide it sits in the top 30%, which suggests the premium is mainly driven by its large size and lot rather than an inflated market position.

2. Is the living area unusually large for this part of Winnipeg?
Yes, significantly so. At 1,807 sqft, it's roughly 34% larger than the street average of 1,349 sqft and 75% larger than the Westdale neighbourhood average of 1,029 sqft. It also exceeds the citywide average for comparable homes (1,342 sqft) by about 35%. Buyers coming from smaller homes in the area should expect notably more interior space.

3. The house was built in 1965. Should I expect major renovations?
That depends on how well the home has been maintained. The year built is mid-range for the street and city, but it places the property among the older homes in Westdale (top 98%—meaning only 2% of neighbourhood homes are older). Expect original or updated features from the mid-60s; some systems (roof, electrical, plumbing, windows) may be original or nearing end-of-life. Having an inspection that focuses on these systems is advisable, but the age isn't unusual for a home of this character.

4. How does the lot size compare to other properties on the street and in the neighbourhood?
The lot is 6,979 sqft, which is above average citywide (6,570 sqft) and well above the O'Brien Crescent average of 5,989 sqft. In Westdale, it ranks in the top 11%. That means you're likely getting a deeper or wider yard than most neighbors, which could matter for gardening, outdoor living, or future expansions.

5. Is this property a good value compared to newer homes in the area?
That depends on your priorities. The assessed value is higher than most homes in Westdale, but the square footage and land area are also substantially larger. Newer homes in the neighbourhood may have more modern layouts and finishes, but often come on smaller lots and with less interior space. For buyers who want room to spread out and a generous yard without moving to a newer subdivision, this property offers a trade-off that works in its favour.