Key Characteristics & Buyer Profile

At 1,002 square feet, 87 Lismer Crescent sits close to the average for its street and neighbourhood, but below the citywide median of 1,342 square feet. The property was built in 1970, which aligns with the typical age of homes in both the immediate street and the Westdale area. Its standout feature is the land: 6,297 square feet. That puts it in the top 28% on Lismer Crescent, the top 19% within Westdale, and the top 25% across Winnipeg. The assessed value—$299,000—is notably low relative to the street (ranking 46th out of 47). In other words, the improvement (the house itself) is valued below the typical home in the immediate area, while the lot size is above average.

The real appeal here is the combination of a modest house on a generous lot in a neighbourhood where average lot sizes are smaller. This often means more flexibility: room for an addition, a large garden, a workshop, or simply more outdoor space than most nearby homes offer. Because the assessed value is low for the street, it may also appeal to buyers looking for a property where the value is more in the land than the structure—especially if they intend to renovate or rebuild.

This property would suit buyers who value outdoor space over a large interior, or who see potential in updating a home with a smaller footprint on a large site. It could also work for someone looking for a lower entry price in a neighbourhood where similar homes with smaller lots often fetch more. It’s less suited to those who want a move-in-ready house with generous square footage, or who prioritise being close to the citywide average for living space.

Frequently Asked Questions

1. How does the assessed value compare to similar homes on the street?
It’s the second-lowest on Lismer Crescent. The average assessed value on the street is $349,000, roughly $50,000 higher. This suggests the home may be priced below others of similar age and size in the immediate area, potentially offering value on the structure side.

2. What’s the significance of the large lot in Westdale?
Westdale lots average 5,168 square feet. At 6,297 square feet, this lot is notably larger than most in the neighbourhood. That can mean less competition for properties with comparable outdoor space, as larger lots are less common here. It also gives more room for landscaping, storage, or future expansion without needing to move.

3. Is the home’s age a concern with a 1970 build?
Not particularly—the average build year on the street is 1971, so this home is typical. Homes from this era in Winnipeg generally have solid construction and standard layouts. The more relevant consideration is likely how well the home has been maintained and whether any major systems have been updated, which isn’t indicated here.

4. How does this property stack up for someone considering an addition?
The lot size puts it in a good position. Because the house itself is on the smaller side for the street, there’s potential to add square footage while staying within the typical proportions of the neighbourhood. That said, zoning and setback rules would need to be checked—large lots don’t always mean unlimited building room.

5. What does “below average citywide” for square footage actually mean in practice?
It means the interior is about 340 square feet smaller than the typical Winnipeg home. That’s roughly the size of a small bedroom or a large home office. It’s not unusual for a mid-century home in an established suburb, but it does mean the home feels compact by current citywide standards. For someone coming from a larger space, that difference can be noticeable in everyday use.