54 Sandham Crescent – Property Summary

Key Characteristics & Buyer Profile

This is a 1,476 sqft home built in 1965, sitting on a notably large 10,748 sqft lot. While the living area is above average for its street and well above the Westdale neighbourhood norm, it’s slightly below the citywide average for comparable homes. The standout feature is the land: the lot ranks #1 on Sandham Crescent (top 3%), #33 in Westdale (top 2%), and within the top 5% citywide. The assessed value of $385,000 reflects the premium for that land, ranking top 13% on the street and top 8% in the neighbourhood, though it sits around average citywide.

The appeal here is less about the house itself and more about the property’s potential. For a buyer who values outdoor space, privacy, or the possibility of future expansion, this lot is the draw. The home is older—built before most others in Westdale and slightly older than the street average—which may mean updates are needed, but it also avoids the premium paid for a newer build. This property would suit a buyer who prioritises land over finished square footage, someone willing to renovate, or a family wanting a large yard in a well-regarded neighbourhood without paying for a fully modernised home.

Five Common Questions

1. How does this house compare to others in Westdale?
It’s among the oldest homes in the area (top 98% by age), but has one of the largest lots (top 2%). The living area is well above the neighbourhood average of 1,029 sqft, so it’s roomier than many nearby houses. Assessed value is also above average for Westdale, reflecting the land’s value.

2. Is the assessed value of $385,000 realistic for today’s market?
Assessed value is a benchmark, not a market price. In Westdale, this home’s value ranks top 8% locally, but citywide it’s near average. Given the lot size and age, the final sale price will depend on how a buyer weighs the land against the need for updates. It’s not overpriced for the land, but the house itself may not command a premium.

3. What are the pros and cons of a 1965 home?
Older construction often means better materials and more established landscaping, but systems like plumbing, electrical, and insulation may be original or dated. Renovations can add value, but there’s also risk of deferred maintenance. This home’s age is a con if you want move-in ready, but a pro if you want to customise without paying for someone else’s upgrades.

4. How does the lot size affect livability or future plans?
At 10,748 sqft, it’s nearly double the citywide average (6,570 sqft). That means more yard space, room for gardens, play areas, or even a future addition—if zoning allows. It also means more maintenance (mowing, snow removal). For anyone wanting a compact, low-upkeep property, this lot may be a drawback.

5. Is this a good investment compared to newer homes in the area?
Land in established neighbourhoods like Westdale tends to hold value well, and larger lots are increasingly rare. The home itself may depreciate if not maintained, but the land is likely to appreciate. For a long-term owner or someone willing to renovate, this could be a strong buy. For a buyer seeking a turnkey property, newer homes in the area may be a better fit, though at a higher price.