85 Addison Crescent – Property Summary

Key Characteristics & Buyer Profile

This is a 1,512 sqft home built in 1963 on a 5,634 sqft lot, located in Winnipeg’s Westwood neighbourhood. The property ranks in the top 3% for living area on its street and top 7% for assessed value, sitting well above the street average of 1,257 sqft and $361k. At the neighbourhood and city level, it remains above average but less exceptional—top 26% and top 30% respectively for size, with assessed value settling around the citywide norm.

Where this property stands out is relative to its immediate surroundings: the living area is significantly larger than most homes on Addison Crescent, and the assessed value reflects that. The lot size (5,634 sqft) is typical for the street but smaller than the Westwood and city averages, which tend closer to 6,500 sqft. The home’s build year (1963) aligns with the neighbourhood median, so it’s not unusually dated or notably renovated from a statistical standpoint.

The appeal here is less about showcase numbers and more about consistency. A buyer gets a home that is comfortably above average in size and value on its own street, without paying a premium that pushes it far beyond city norms. That balance makes it practical for someone who wants more space than the typical Westwood home without stepping into a top-tier price bracket. It would suit a family or buyer who values interior square footage over a large yard, and who prefers a well-established neighbourhood over newer developments. One less obvious angle: the high local ranking for living area could mean fewer comparable large homes nearby, which may give the property stronger resale uniqueness within a short radius—even if the citywide stats look more ordinary.

Frequently Asked Questions

1. How does the assessed value compare to what I might actually pay?
The assessed value is $417k, ranked top 7% on the street. Assessment is a baseline for property taxes, not a market price. Homes that rank highly on their street often attract a small premium from buyers who value being above the local average, but you’d want to check recent sale prices on Addison Crescent specifically—not just assessments—to gauge realistic offers.

2. The lot is smaller than the neighbourhood average. Will that matter?
It depends on your priorities. The 5,634 sqft lot is standard for the street, so outdoor space is typical for the immediate area. But it is smaller than the Westwood average (6,491 sqft) and the city average (6,570 sqft). If you compare large lots in the broader neighbourhood, this one is modest. For someone who prefers less yard maintenance or plans to use the interior more, it’s not a drawback.

3. Is the 1960s build date a concern?
Not inherently. 1963 is typical for Westwood and many parts of Winnipeg. The risk comes from deferred maintenance, not the age itself—homes from this era often have solid construction. You’d want an inspection to check for original roofing, wiring, plumbing, and insulation, as these factors vary more by upkeep than by year alone.

4. What kind of neighbourhood is Westwood like for families?
Westwood is a mid-century suburban area with mature trees, a mix of bungalows and two-storeys, and decent access to schools and parks. It’s not a trendy new development, but it’s established and generally quiet. The property’s strong street-level ranking suggests it’s one of the larger homes on its block, which can be appealing for family living without being oversized for the area.

5. How were these rankings calculated?
The rankings compare this property against similar homes using four metrics: living area, assessed value, year built, and lot size. Each metric is ranked at the street, neighbourhood, and city level. The percentages show what portion of comparable homes you outperform. For example, top 3% on the street means only 2 out of 59 homes have a larger living area. The bar and colour indicators use a gradient from red to blue, where a longer fill means a higher rank relative to peers. The dashed line is the median value for that group.