71 Dellwood Crescent – Property Summary

Key Characteristics & Buyer Profile

This is a 1,152 sqft home built in 1970 on a 3,000 sqft lot, with an assessed value of $251,000. Its standout feature is the year built: on Dellwood Crescent, it ranks in the top 10% for newer construction, meaning most homes on the street are older. The living area is near the street average, but within the broader Westdale neighbourhood it sits above average (top 20%), so the home offers more interior space than many nearby properties.

The trade-off is the lot size. The 3,000 sqft land area is modest—smaller than the Westdale average of over 5,000 sqft and well below the citywide average for comparable homes. This reflects a common pattern in older, established neighbourhoods: newer infill homes often have less land but more updated interiors.

Where the appeal lies: Buyers get a home that is relatively modern for its street, with solid interior square footage, at a price point well below neighbourhood and city averages. The assessed value ranks in the bottom 16% in Westdale, suggesting an entry point into a desirable area without paying a premium for land you may not need. This suits buyers who prioritize indoor living space, a more recent build, and a lower purchase cost over a large yard or outdoor square footage.

Who it suits: First-time buyers looking for a practical home in an established neighbourhood, downsizers who want less upkeep, or investors seeking a property with reasonable space and a below-average price tag in a stable area. It may be less suitable for families wanting a large private yard or those who place high value on lot size.

Frequently Asked Questions

1. How does this home compare to others on the street?
It's around average for living area (1,152 sqft vs. street average of 1,149) and assessed value ($251K vs. $257K). But it's newer than most—ranked 5th out of 54 homes by year built. The lot is slightly smaller than the street average (3,000 vs. 3,335 sqft).

2. Why is the assessed value lower than the neighbourhood average?
The home's $251K assessed value is notably below Westdale's $307K average. This is largely due to the smaller lot size (3,000 sqft vs. 5,168 sqft neighbourhood average), not necessarily a reflection of the home's condition. In areas where land makes up a significant portion of value, a smaller lot pulls the total assessment down.

3. Is a 3,000 sqft lot considered small in Winnipeg?
Yes. The citywide average for comparable homes is 6,570 sqft, and even on Dellwood Crescent the average is 3,335 sqft. A 3,000 sqft lot is compact, especially for an older neighbourhood like Westdale. This means less yard maintenance but also less outdoor space for additions, gardens, or play areas.

4. What does "top 20%" in living area for the neighbourhood actually mean?
Out of 1,460 comparable homes in the Westdale area, this home ranks 294th for living area. That puts it in the upper fifth—most homes in the neighbourhood are smaller inside. It's a meaningful advantage if you want more indoor space than typical for the area without moving to a larger or more expensive property.

5. Could the assessed value be used to negotiate the purchase price?
Assessed value is one data point, not a definitive price. It reflects the city's estimate for property tax purposes, not current market conditions. However, when a home's assessed value is well below neighbourhood averages, it can signal that the property may be undervalued compared to nearby homes—or that it has a feature (like a small lot) that buyers tend to discount. A local real estate agent would be in the best position to interpret this in the context of recent sales.