Property score
65.9
Good
Overall 65.9 · Older than most nearby homes
1,030 sqft (top 48%) · Built in 1968 (3 yrs older than avg)
Located in a high-income area with median household income of ~101k
Transit 74.0 · 4-min walk to transit with 2 nearby routes · Within 500m: 1 school, and 2 parks nearby
Living Area
Near average
0% larger than neighborhood avg.
Year Built
Below average
3 yrs older than neighborhood avg.
Mother tongue
English · 89%French · 1%
Past 10 years Westdale sales snapshot (~80% of all data)
538
375k
$318/sqft
1971
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65.9 is composed by the two sections below.
Property Score
Community Score
Westdale
How to read: Share of sales in each ~$50k price band for “westdale” (Detached houses (non-condo), 2024). The tallest band is the mainstream budget range; multi-year view shows how that band shifts over time.
Sales-to-New-Listings
1,196
sold
1,852
new listings
Manitoba Real Estate Association March public data on New Listings and Properties Sold across Manitoba
Sold Above Asking
Majority sold above asking
68 of 104 sold above asking · Manually compiled from MLS Winnipeg sold listings, May 4 – May 10, 2026
With a Sales-to-New-Listings ratio of 64.6% and 65% of homes selling above asking price, demand is clearly outpacing supply. Buyers are competing, which is putting upward pressure on prices.
Dissemination area (DA) — Statistics Canada 2021 Census · Area: #46111076
$101K
Median household income
$102K
Average household income
4%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.5
P90 / P10 ratio
21%
Single-person households
32%
Families with children
Figures are for the census dissemination area containing this listing location; sources and margins may apply per Statistics Canada.
Rank by land area, larger = better rank
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: fill length ≈ share of peers you outperform. Fill color reflects tier (red / blue / amber / gray). “Avg” is a rough median benchmark for comparable homes in that scope.
To see this property on a map next to nearby houses—and compare year built, living area, assessed value, and lot size in detail—open the neighbourhood analysis page.
Nearby stops, routes & transit score
Dining, education, healthcare, shopping & more
86 Sandham Crescent — 3 amenities found within 500 m, across 2 categories, including 1 education (nearest 346 m), 2 parks (nearest 346 m).
Westdale · WPS public data · 2026
Annual incidents
17
2026
vs. city avg
-42%
relative to avg
Year-over-year
▼ -91%
vs. prior year
Primary type
Violent
53%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 40% | Top 11% | Top 35% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
This 1968 bungalow in Westdale offers 1,030 square feet of living space on a 5,497-square-foot lot, with an assessed value of $351,000. The home’s standout feature is its construction year: it’s the oldest house on Sandham Crescent, ranking #1 out of 30 homes on the street. That gives it a character and build quality from an era when homes were often constructed with different materials and standards than newer infill builds.
The appeal here is a trade-off. The living area is below the street average (1,268 sqft) and citywide average (1,342 sqft), and the lot is on the smaller side compared to immediate neighbours—ranking 29th out of 30 on the street. But the assessed value is above the neighbourhood average ($307,400) and holds its own citywide, sitting near the middle of the pack. This suggests the property’s value is supported more by location and lot desirability than by square footage alone.
This home would suit a buyer who values an established Westdale address over maximum interior space—someone who sees potential in a modest footprint, possibly for renovation, or who prioritizes the neighbourhood’s character, schools, and walkability over a larger newer build. It’s less suited to buyers expecting a turnkey home or a lot with room for a major addition.
1. How does this home compare to others in Westdale?
It’s roughly average for living area in the neighbourhood but above average in assessed value—ranking in the top 25% locally. That gap suggests the lot or location carries extra value, even though the house itself isn’t large.
2. Is the small lot a limitation?
On Sandham Crescent, it’s one of the smallest lots. But compared to the wider Westdale area, the lot size is right around the neighbourhood average. So while you’re giving up yard space versus direct neighbours, you’re not out of step with the broader community.
3. Why is the assessed value higher than the neighbourhood average?
Probably a combination of the street’s overall character and the home’s age. Older homes in established areas often hold value differently than newer builds—buyers pay for location and lot, not just updated finishes. The home’s solid year-built ranking citywide (top 50%) reinforces that.
4. What does “ranked #1 out of 30” for year built actually mean?
It means this is the oldest house on the street. Some buyers see this as a negative, but for others it’s a plus—older homes can offer superior materials, mature landscaping, and a sense of history that newer construction lacks.
5. Could this property be a good investment?
Possibly, if you’re comfortable with a smaller home in a strong neighbourhood. The value is already above the local average, so instant equity isn’t obvious. But Westdale tends to hold value well, and a well-planned renovation could increase living space without needing more land. The key is whether the lot size meets your long-term plans.
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