77 Lavenham Crescent – Property Summary

Key Characteristics and Buyer Profile

This 1,020 sqft home, built in 1969, sits on a 3,149 sqft lot in Winnipeg’s Westdale neighbourhood. Its standout feature is being the oldest house on the street—ranked #1 out of 46 by year built—giving it a distinctive place in the local housing stock. The assessed value of $259,000 is above average for Lavenham Crescent (top 17%), but below both the Westdale neighbourhood and citywide averages. The living area is roughly average for the street and neighbourhood, though smaller than the typical Winnipeg home.

The appeal here is subtle. On its street, this property offers good value relative to neighbours: you get a home that’s larger in living area than many on the block, yet assessed lower than the city median. The modest lot size (well below Westdale and city averages) means less outdoor maintenance, which some buyers prefer. The 1969 construction year suggests a solid, mid-century build—not historic, but not recent either—which can appeal to buyers looking for established character without the premium often attached to older homes.

This property would suit buyers who prioritize a quiet, established street over a trendy neighbourhood, and who are comfortable with a home that doesn’t need to be the newest or biggest. It may also appeal to investors or first-time buyers seeking a lower-entry point in a stable area, where the home’s value is more about location and practicality than standout features.

Five Possible FAQs

1. Why is the assessed value higher than the street average but lower than the neighbourhood average?
The street (Lavenham Crescent) has a mix of homes, and this one ranks in the top 17% for assessed value there—meaning it’s one of the more valuable properties on the block. But Westdale as a whole includes larger lots and newer builds, which push the neighbourhood average higher. The home is a solid performer locally, but not exceptional citywide.

2. Does the smaller-than-average lot size affect resale potential?
It can, depending on the buyer. Smaller lots often mean lower maintenance and less yard work, which appeals to downsizers, busy professionals, or those who prefer outdoor space that’s manageable. However, families looking for a large garden or room for expansions may see it as a limitation. In Westdale, where the average lot is over 5,000 sqft, this home’s 3,149 sqft lot is notably compact—a feature to highlight or downplay depending on the audience.

3. Is being the oldest house on the street a good thing or a red flag?
It depends on the condition and updates. Being built in 1969 means it’s older than most neighbours, but not so old that it’s a heritage property with tricky renovation rules. The upside is that older homes often have better-quality materials and construction than some 1990s builds. The risk is potential for outdated systems (plumbing, electrical, insulation) unless upgrades have been done. Buyers should inspect thoroughly, but the age itself isn’t necessarily a drawback.

4. How does this home compare to the average Winnipeg home?
It’s smaller in both living area (1,020 sqft vs. 1,342 sqft citywide) and lot size (3,149 sqft vs. 6,570 sqft citywide). The assessed value of $259,000 is well below the city average of $390,000. So it’s a more affordable, compact option than what’s typical for Winnipeg as a whole, which may be exactly what some buyers are looking for.

5. What kind of updates or renovations would add the most value here?
Given the modest lot size, adding square footage through an extension or basement development could be a smart move—especially since the living area is below city average. Kitchen and bathroom updates are almost always worthwhile, but in a mid-century home, focusing on energy efficiency (windows, insulation, furnace) can also pay off, both in comfort and resale. Because the home is older than its neighbours, modernizing without losing its character might help it stand out positively.