Key Characteristics & Buyer Profile

This is a 1,056 sqft home built in 1970, located on Harwood Crescent in Winnipeg's Westdale neighbourhood. Its main draw is that it sits on a street where homes tend to run slightly larger than average, and the property’s assessment aligns well with that street’s median value. The lot is compact at 3,494 sqft, noticeably smaller than both the Westdale average (5,168 sqft) and the citywide average for comparable homes (6,570 sqft). The house is not the newest or the largest on the street, but it ranks in the top third for living area there, suggesting it offers good interior space relative to its immediate neighbours.

The appeal here is about solid fundamentals in a stable area, not standout luxury or renovation potential. The property sits in a middle-ground position: street performance is slightly above average, neighbourhood averages are more moderate, and citywide stats drop below par. This makes it a practical option for someone who wants a reasonably sized home in a decent pocket of Westdale without paying a premium for a top-tier lot or a fully updated house. It would suit first-time buyers looking for a functional layout in a settled neighbourhood, or investors seeking a property with predictable long-term value rather than flip potential. The smaller yard might appeal to those who prefer less maintenance, or to buyers prioritizing location over outdoor space.

Five Possible FAQs

1. How does the lot size compare to other homes in Westdale?
The lot is 3,494 sqft, which is about 30% smaller than the Westdale average. On Harwood Crescent itself, it’s still a bit below the street average of 3,792 sqft. If you want a good-sized backyard for gardening or play equipment, this is not that house. But if you prefer a low-maintenance yard, the small lot is more of a perk than a drawback.

2. Why is the assessed value below the citywide average?
The citywide average for comparable homes is about $390,000, while this property is assessed at $283k. That gap mostly comes down to the small lot and the house’s age, not the condition. In Westdale, the average assessment is higher at $307k, so the house is priced under the neighbourhood norm—but on its own street, it’s right in line. This suggests the street itself carries a lower value profile than the broader neighbourhood.

3. Is the house considered old for this area?
Not especially. The home was built in 1970, which is average for the street (most homes there date to around 1972) and for Westdale overall (average is 1971). Citywide, the average build year for comparable homes is 1966, so this house is actually slightly newer than many others in Winnipeg. It’s not a new build, but it’s not an outlier age-wise in its context.

4. How does the living area rank within the neighbourhood?
The house has 1,056 sqft of living space, which puts it in the top 42% of Westdale homes—basically around average for the area. But on Harwood Crescent specifically, it performs better: it ranks in the top 21%, meaning this is one of the larger houses on its street. If you compare it to the citywide average (1,342 sqft), it’s smaller, but that’s typical for older inner-ring suburbs.

5. What kind of neighbourhood is Westdale like?
That depends on what you’re after. Westdale is an established residential area with a mix of post-war bungalows and split-levels. The data shows lot sizes here are generally larger than what this property offers, so many homes have more outdoor space. The streets are quiet, and the area is close to amenities like grocery stores and parks, but it’s not a high-demand zone like some central Winnipeg neighbourhoods. It tends to be more of a steady, family-oriented area than a trendy up-and-coming one.