65 Dellwood Crescent – Property Summary

Key Characteristics & Buyer Profile

This is a 1,152-square-foot home built in 1970 on a 3,000-square-foot lot in Winnipeg’s Westdale neighbourhood. On its own street, the living area and assessed value ($252,000) sit close to average, while the property ranks among the newer homes on the block—top 9% for year built. That suggests the house may have been updated or well-maintained relative to neighbours, without carrying a premium price tag for it.

Where this property stands out is value relative to the wider neighbourhood and city. The assessed value is notably below Westdale’s average ($307,400) and well under the Winnipeg average ($390,100), while the living area is actually above the neighbourhood average (1,029 sqft). The trade-off is a smaller lot: 3,000 sqft puts it in the bottom 10% citywide, which is typical for more centrally located or attached homes.

This suits a buyer who wants a modestly sized, efficiently priced home in an established area—someone less concerned with yard space and more focused on getting decent interior square footage below market rate. It’s not a fixer-upper bargain, but it’s also not priced for its street’s best features. The value gap between assessed price and neighbourhood average hints at room for appreciation if the area continues to rise, or at least a low entry point for first-time buyers or downsizers wanting Westdale’s location without paying for a large lot.

Five Possible FAQs

1. Why is the assessed value so much lower than the city average if the house is only slightly smaller than average?
The living area is near the city median, but assessed value reflects more than square footage—it includes lot size, location desirability, and condition. Here, the small lot (3,000 sqft vs. 6,570 citywide) and the Westdale neighbourhood’s moderate price tier bring the value down. The house isn’t under-assessed; it’s simply in a more affordable part of the market.

2. Is a 3,000-square-foot lot unusually small for a single-family home?
It’s well below average for Winnipeg and for Westdale specifically. That likely means a compact yard, less maintenance, and possibly a narrower footprint. It could be a plus for buyers who want less outdoor upkeep, but it limits expansion or gardening space. Check if the lot is a standard rectangle or an irregular shape, as that affects usability.

3. How does “top 9% for year built on the street” affect maintenance or resale?
It means most neighbouring houses are older than 1970—possibly by a few years or decades. A newer build often means more modern electrical, plumbing, and insulation, but a 1970 house isn’t new by today’s standards. What this ranking really suggests is that on a street of older homes, this one is relatively current, which can help with resale if the area trends toward newer construction.

4. What does “ranked #25 out of 54” for living area actually tell me about the house’s size?
It means the house is slightly larger than half the homes on Dellwood Crescent, but not one of the biggest. The street average is 1,149 sqft, so at 1,152 sqft it’s a hair over the median. In practical terms, it’s a typical three-bedroom, one-bathroom bungalow or split-level—adequate for a small family or couple, but not spacious.

5. Should I expect the assessed value to change soon, or is it stable?
Assessed values in Winnipeg are updated periodically based on market data. This property’s value sits well below the neighbourhood and city averages, which could mean it’s undervalued if the market has risen sharply—or it could be accurate if the home needs updates or the lot size is a drag. Check recent sales on Dellwood Crescent and nearby streets to see if the gap is narrowing.