86 Lismer Crescent – Property Summary

Key Characteristics & Buyer Profile

This 1971 bungalow in Westdale offers 882 square feet of living space on a 5,876-square-foot lot. Its most compelling feature is the assessed value: $386,000, ranking in the top 6% on the street and top 8% in the neighbourhood. That's significantly above what similar homes are assessed at locally, suggesting either recent updates, a favourable location within the area, or a market perception that the property holds higher value than its physical footprint would suggest.

The living area is below average at every geographic level—street, neighbourhood, and citywide—and the land area is notably small for the street (ranking in the bottom 6%). However, the lot is roughly average for the broader Westdale neighbourhood, so the street comparison may reflect a few unusually large properties nearby rather than a genuine drawback.

The appeal here is value density: you're buying a compact home on a modest lot, but the assessed worth punches well above its weight. This suits buyers who prioritize location and intrinsic value over square footage—empty nesters downsizing within Westdale, first-time buyers who want a foothold in a sought-after area without paying for extra space they don't need, or investors looking for a property with strong assessed-value positioning relative to its peers. The 1971 build year places it solidly mid-century; it's not particularly old or new for the neighbourhood, but it's newer than the citywide average.

Frequently Asked Questions

1. Why is the assessed value so much higher than the neighbourhood average when the living area is below average?
Assessed value can be influenced by factors beyond square footage—including lot desirability, recent renovations, proximity to amenities, or a scarcity of homes in that price bracket on the street. The data doesn't specify the cause, but the disconnect suggests the property possesses qualities the market values beyond raw space.

2. How does the land area compare to other homes in Westdale?
It's around average neighbourhood-wide (ranked 39th percentile), but it's on the smaller side specifically for Lismer Crescent—where lots tend to be larger. If street-level uniformity matters to you, it's worth viewing the lot in person to see how it sits relative to neighbours.

3. Is a 1971 build considered old for Winnipeg?
Not particularly. The citywide average year built for comparable homes is 1966, so this home is slightly newer than much of the housing stock. Within Westdale, it's essentially on par with the neighbourhood average.

4. What does "ranking in the top X%" actually mean for my buying decision?
It shows how this property compares to similar homes within a given area. For example, the assessed value ranking in the top 6% on the street means only about 3 of the 47 comparable homes have a higher assessed value. It's a relative benchmark—useful for understanding position, but not a direct measure of condition or desirability.

5. Should I be concerned that the living area and land area are both below street average?
It depends on your priorities. If you value outdoor space or need room to expand, the small lot could be a limitation. But the below-average living area is paired with above-average assessed value, which often reflects a well-maintained or updated interior that makes efficient use of the square footage. It's not a red flag—just a trade-off worth weighing.