124 Oakdean Boulevard – Property Summary

Key Characteristics & Buyer Profile

This is a modest, post-war bungalow (built 1953) with 1,322 square feet of living space and a land area of 5,994 square feet. Its key appeal lies in its consistency and relative affordability. On its street and within the Woodhaven neighbourhood, the home sits right around the median for size, age, and assessed value—nothing flashy, but nothing out of step either. The assessed value of $353,000 is notably below both the neighbourhood average ($422,000) and the citywide average for comparable homes ($390,100), which points to a price point that could suit buyers looking for a solid entry into a mature, established area.

The trade-off is the lot. At just under 6,000 square feet, it’s significantly smaller than most properties on the same street (where the average is 7,804 sqft) and even more so compared to the broader neighbourhood average of nearly 10,000 square feet. This could appeal to buyers who want less yard maintenance or a smaller footprint in an older neighbourhood, but it may be a drawback for those seeking a large garden, space for additions, or privacy from neighbours.

The home would suit a first-time buyer, someone downsizing from a larger family home but unwilling to leave the area, or a buyer who values location and structure over land size. It’s not a renovation project or a character home—it’s a straightforward, average-sized house in a decent citywide percentile for value, with room to grow equity as the neighbourhood matures.

Five Possible FAQs

1. How does the assessed value compare to similar homes nearby?
The assessed value of $353,000 is below the street average of $376,100 and well below the Woodhaven neighbourhood average of $422,000. Citywide, it sits slightly below the average for comparable homes ($390,100). This suggests the property may be priced more conservatively than many of its immediate neighbours.

2. Is the small lot size a concern for resale?
It depends on the buyer pool. The lot is in the bottom 4% on the street and in the neighbourhood, meaning nearly every other house nearby has more land. That said, citywide it’s actually above average (top 33%), so the smaller lot is very specific to Oakdean Boulevard and Woodhaven, not a general drawback. Buyers who prioritize outdoor space may pass, but those focused on interior size and price may not mind.

3. How does the living space compare to other homes in Winnipeg?
At 1,322 square feet, the home is close to the citywide average of 1,342 sqft for comparable properties. It ranks in the top 40% citywide, which means it’s slightly larger than many homes in Winnipeg, even if it’s only average within its own street and neighbourhood.

4. What does the “year built” ranking tell me?
The home was built in 1953, which is older than the citywide average of 1966, but fairly typical for its street and neighbourhood (which average 1955 and 1953 respectively). It ranks in the top 48% on its street and top 69% citywide, meaning it’s not unusually old for the area, but it is older than many homes across Winnipeg. Buyers should anticipate maintenance typical of 70-year-old homes.

5. What’s the advantage of opening the neighbourhood map analysis?
The map lets you see this property side-by-side with nearby homes, comparing lot size, living area, year built, and assessed value visually. This is useful for understanding whether the smaller lot or lower assessed value is an outlier or consistent with the block. It also helps spot trends—like whether homes on the street are being updated or if there’s a pattern of smaller lots in one section of Woodhaven.