96 Harwood Crescent – Property Summary

Section 1: Key Characteristics & Buyer Profile

This is a 1974-built home with 848 sqft of living space on a 3,488 sqft lot, currently assessed at $270,000. The standout feature is the year built: it's the newest home on Harwood Crescent (top 1% on the street) and ranks in the top 9% within the Westdale neighborhood. That alone sets it apart on a street where most homes are a few years older.

The trade-off is size. Living area is below average at every level—street, neighborhood, and citywide—so this isn't a home for someone prioritizing square footage. The lot also runs smaller than typical for Westdale, where the average is over 5,000 sqft. The assessed value sits around the street average but falls below the neighborhood and city medians, which makes sense given the modest footprint.

Who it suits: Buyers who value a newer build and are willing to accept a smaller floor plan and lot in exchange. It could work well for a first-time buyer, a downsizer, or someone who prioritizes lower maintenance and updated construction over space. It may also appeal to investors looking for a newer asset in an established area, or buyers who plan to renovate or expand—since the land, while small by neighborhood standards, still offers a detached home footprint in a desirable pocket of Winnipeg.

Section 2: Five Possible FAQs

1. Why is the assessed value lower than the neighborhood average if the house is newer?
The assessment reflects both the home's condition and its size. While being built in 1974 is a plus, the 848 sqft living area is well below the Westdale average of 1,029 sqft, and the lot is smaller too. Value isn't driven by age alone—square footage and land area pull the assessment down.

2. Is this a good candidate for adding square footage or an extension?
That depends on zoning and setback rules, but the 3,488 sqft lot is smaller than typical for the area (average is 5,168 sqft in Westdale). There may be room for a modest addition, but you'd need to check local bylaws. A buyer expecting to double the floor plan might be disappointed.

3. How does the home's size compare to others on the street and nearby?
It's below average on Harwood Crescent (the street average is 993 sqft) and falls even further behind the Westdale average (1,029 sqft) and the citywide average for comparable homes (1,342 sqft). It ranks in the bottom 20% for living area citywide.

4. What does "Top 1% on the street" for year built actually mean?
Out of 70 homes on Harwood Crescent, this one is the newest. That's an unusual ranking—most streets have a mix of older and newer builds, so being #1 suggests a significant age advantage over neighbors. Within Westdale, it's still well above average (top 9%).

5. Is this a good value compared to other homes in Westdale?
The assessed value of $270,000 is below the Westdale average of $307,400, which reflects the smaller living area and lot. Whether it's a "good value" depends on what you'd actually pay—assessments are not market prices. If the asking price is close to the assessment, and newer construction matters to you, it could represent fair value relative to older, larger homes that cost more.