164 Oakdean Boulevard, Winnipeg

Key Characteristics & Buyer Profile

This is a 1,066 sqft bungalow built in 1952 on a 6,009 sqft lot in Woodhaven, with an assessed value of $333,000. The property is modest in size and value relative to its immediate street and neighbourhood, but holds its own against citywide averages.

Where the appeal lies: The land-to-house ratio is worth noting. The lot is slightly undersized for the area but generous by citywide standards—ranking in the top third across Winnipeg. The home itself is compact, which could appeal to buyers who want lower maintenance costs and less square footage to heat, furnish, or clean. The 1952 build is older than the citywide average but typical for Woodhaven, meaning the bones are of an era when bungalows were built solidly, often with full basements and simpler layouts that lend themselves to updates.

Who it suits: First-time buyers looking for an entry into a well-established neighbourhood without paying a premium for size. Downsizers or empty nesters who want a manageable footprint and a yard that’s usable without being overwhelming. Investors or renovators who see potential in a property that sits below neighbourhood averages in living area and assessed value—there may be room to add value through smart updates or a well-planned addition. It’s less suited for buyers seeking turnkey finishings or a large family home.

Frequently Asked Questions

1. How does this home compare to others in Woodhaven?
It’s below average for both living area and assessed value within the neighbourhood, ranking in the bottom quartile for lot size. That means it’s a more affordable entry point into a neighbourhood where many homes are larger and sit on bigger parcels. If you’re looking for something that won’t be the most expensive house on the block, this fits that description.

2. Is the lot size a problem or a benefit?
That depends on your priorities. At 6,009 sqft, it’s small for Woodhaven (top 91% means 91% of lots are larger), but it’s actually larger than the typical Winnipeg lot. You get more outdoor space than many city homes, just less than what neighbours have. Fine for a garden, a shed, or kids to play in, but not for a double garage or sprawling lawn.

3. What does the assessed value tell me about this property?
It suggests the market (via the city’s assessment) sees the home as modestly priced relative to its street and neighbourhood, but pretty average for Winnipeg as a whole. That’s often a sign of a home that’s functional but not flashy—no recent major renovations that would spike the value, but also no obvious penalties for condition or location.

4. Is the 1952 construction date a concern?
Homes from the early 1950s in Winnipeg often have good quality framing and basements, but they may have older electrical, plumbing, or insulation. The year built is typical for Woodhaven, so you’re not buying a property that’s drastically older than its neighbours. Expect some updates needed unless they’ve already been done.

5. How does this property rank citywide compared to the neighbourhood?
The rankings are revealing: citywide, this home sits in the top 35% for living area and top 40% for assessed value, but within Woodhaven it’s in the bottom 20-30%. That means the neighbourhood itself skews above average. You’re buying into a higher-end area without paying for a higher-end house—a common strategy for buyers who prioritize location over the property itself.