15 Armour Crescent – Property Summary

Key Characteristics & Buyer Profile

This is a 1,323-square-foot home built in 1956 on an 8,673-square-foot lot in Winnipeg’s Woodhaven neighbourhood. The assessed value is $383,000.

The property’s strongest asset is its land. The lot ranks in the top 9% citywide for size, well above Winnipeg’s typical 6,570-square-foot average. On its own street, however, the lot is on the smaller side—most neighbours have close to 10,000 square feet. That discrepancy matters: you’re getting a generous parcel by city standards, but not necessarily an oversized one relative to the immediate area.

The living area and assessed value sit near the middle of the pack across all three comparison levels (street, neighbourhood, city). The home is slightly older than the citywide average (1966) but newer than the neighbourhood average (1953), placing it in the older-but-not-unusual category for Woodhaven.

This property would suit buyers who prioritize yard space over interior square footage. It’s a good fit for someone who wants room for gardening, a workshop, or future expansion, without paying a premium for a finished interior they’d need to renovate anyway. It’s less suited for someone looking for a move-in-ready turnkey home, or for a buyer who wants to be on the larger end of their street’s lot sizes.

A less obvious consideration: the combination of a 1956 build and a city-top-9% lot often signals potential for a future infill or redevelopment play, depending on zoning. That’s not a guarantee, but it’s worth investigating if long-term flexibility matters.

Five Frequently Asked Questions

1. How does the living space compare to similar homes nearby?
The 1,323 sqft is slightly below the street average (1,527 sqft) and neighbourhood average (1,505 sqft), but above the citywide average for comparable homes (1,342 sqft). It’s a modestly sized home for its immediate area but typical for Winnipeg overall.

2. Is the assessed value of $383k a fair reflection of market value?
Assessed value and market value are not the same thing. This figure is in line with the street average ($406k) and slightly below the neighbourhood average ($422k). It suggests the property is priced reasonably for its area, but local market conditions and recent sales should be your real guide.

3. Why is the lot ranked so high citywide but low on its own street?
Armour Crescent has unusually large lots overall—almost 10,000 sqft on average. This home’s lot is below that street average, but still well above the typical Winnipeg lot. The citywide ranking (top 9%) reflects how rare lots this size are across the city, not how this lot compares to its immediate neighbours.

4. What does the year built (1956) mean for maintenance and renovations?
Homes from the mid-1950s in Winnipeg often have solid construction but may need updated mechanicals, windows, or insulation. The fact that it’s newer than many neighbouring homes (which average 1953) is a slight advantage, but you should still budget for potential upgrades if the home hasn’t been modernized recently.

5. How useful are these rankings for making an offer?
They give you a solid baseline for comparing size, age, and value across three scales. But rankings don’t capture condition, layout, or curb appeal. Use them to spot where a property stands relative to peers, then verify with a walkthrough and a comparative market analysis from a local agent.