152 Oakdean Boulevard – Property Summary

Key Characteristics & Ideal Buyer Profile

This is a 1948-built home with 1,223 sq. ft. of living space on a 8,158 sq. ft. lot, located on Oakdean Boulevard in Woodhaven, Winnipeg. Its assessed value (for tax purposes) is $419,000.

What stands out most is the land. The lot is larger than the Winnipeg average by a noticeable margin—ranking in the top 11% city-wide. That’s the property’s strongest card. The house itself is older, ranking among the oldest on its street (top 97% by age), which means updates are likely needed or have been done recently. The living space is slightly below average for both the neighbourhood and the street, but right around the city norm. The assessed value is above average for its street (top 19%), which suggests the land and any improvements are holding value well.

The appeal here is for a buyer who sees land as the primary asset. This could suit someone looking to renovate or expand an older home in a settled neighbourhood, or someone who values yard space and proximity to Woodhaven’s character without needing a large interior. It’s less suited to buyers seeking a move-in-ready, modern floor plan or a home that’s typical for the area size-wise. The combination of a good-sized lot and an older, moderately sized house at a solid assessed value points to a property with potential rather than polish.

Five Possible FAQs

1. What kind of updates or issues should I expect with a 1948 home?
Homes from that era often have original foundations, plumbing, and electrical systems that may need attention. The age ranking suggests this house is one of the older ones on the street, so it’s worth checking for knob-and-tube wiring, lead pipes, and whether the roof and windows have been replaced. Ask for any permits or renovation records.

2. How does the property tax assessed value relate to market price?
The assessed value is $419,000, which is used for tax calculation, not market pricing. It’s above the street average, reflecting the land and structure value as judged by the city. Market price can differ—sometimes significantly—based on condition, upgrades, and buyer demand. Use the assessment as a reference point, not a price tag.

3. Is this a good investment property?
It could be, depending on your strategy. The large lot (top 11% city-wide) gives redevelopment or expansion potential, but the house age and smaller interior might limit rental appeal without updates. It’s probably better suited to someone who wants to add value through renovation or hold for long-term land appreciation rather than flip or rent immediately.

4. How does this home compare to others in Woodhaven?
This house is older and smaller than the neighbourhood average for both living area and lot size—but not drastically so. Its assessed value sits very close to the Woodhaven average ($419K vs. $422K), which suggests the property is priced in line with what people are willing to pay in this pocket of the neighbourhood, despite its quirks.

5. What’s the neighbourhood like for families or commuters?
Woodhaven is an established area with mature trees, a mix of post-war and newer homes, and good access to the Perimeter Highway and downtown via Portage Avenue. It’s not a dense or rapidly developing area, which appeals to buyers who want stability and space over walkability. Schools and amenities are a short drive away rather than walking distance for most homes here.