182 Woodhaven Crescent – Property Summary

Key Characteristics & Buyer Profile

This property stands out primarily for its land and valuation. The lot measures 17,113 sqft, ranking 2nd out of 69 homes on the same street and falling within the top 3% of that area. It’s a notably large parcel, especially in a city where the average lot size hovers around 6,570 sqft. The assessed value of $768,000 also tells a clear story: it ranks 3rd on the street and in the top 3% citywide, far above the local average of $385,000. That combination of size and assessed value suggests a property that doesn’t just sit on more land—it sits on land that holds real market weight relative to its neighbours.

The living area is 2,259 sqft, which is solid but less unusual. It’s in the top 10% on the street and top 6% citywide, but the lot size is really the outlier here. Built in 1976, the home is newer than most on the street (where the average build year is 1946) and newer than most in the Woodhaven area generally. So you’re getting a home that’s not particularly old, on a piece of land that is unusually generous.

The appeal is straightforward: this is a house for someone who values space—primarily outdoor space—and who sees land as a scarce, appreciating asset. It would suit buyers who either want a large yard for its own sake, or who are interested in the potential flexibility that a big lot provides (e.g., additions, landscaping, possible future subdivision depending on zoning). It may also appeal to someone who wants a home that is already well-positioned in terms of assessed value without needing to chase renovations or upgrades to build equity.

Less obvious: a lot this large on a street where most homes are significantly older means the character of the neighbourhood is mixed. Some neighbours may have original mid-century homes on smaller lots; others may have newer builds or substantial renovations. The appeal here is less about a uniform streetscape and more about opportunity and land value.

Five Possible FAQs

1. Why is the assessed value so much higher than the street average when the living area is only moderately above average?
The assessment is driven heavily by land value. With a lot that ranks 2nd on the street and in the top 2% citywide, the land itself contributes significantly to the total assessed figure. The living area is above average, but it’s the lot that pushes the valuation into a higher bracket.

2. How old is the house relative to others in Woodhaven?
Built in 1976, the house is newer than most in the area. The average build year on the street is 1946, and the average in the broader Woodhaven community is 1953. So this home is about 30 years newer than the typical house on the street, and about 20 years newer than the neighbourhood average.

3. Is the land size unusual for this price range in Winnipeg?
Yes. A lot of 17,113 sqft ranks in the top 2% citywide, regardless of price. For a property with an assessed value of $768,000, this amount of land is uncommon. Most homes at or near this price point sit on much smaller lots—the citywide average is less than half this size.

4. Does a “top 3%” assessed value mean the property is overpriced?
Not necessarily. Assessed value is a measure of market value as determined by the municipal assessment, not an asking price. A high ranking relative to the street and city suggests the property holds its value well in the current market. It also means property taxes will be higher than average, which is something a buyer should factor into ongoing costs.

5. What kind of buyer would most likely want this property?
Someone who prioritizes land and outdoor space over a newly renovated interior. The house itself is from 1976, so it likely has original features from that era. A buyer who values a large, private yard, or who sees potential for future development or expansion, would be the natural fit. It’s less suited to someone looking for a move-in-ready home with modern finishes unless they’re willing to budget for updates.