187 Oakdean Boulevard – Property Summary

Key Characteristics & Buyer Profile

This 1,335 sqft bungalow, built in 1956, sits on a 6,908 sqft lot in the Woodhaven neighbourhood of Winnipeg. Its assessed value is $391,000.

Where this property stands out is in its combination of an older, well-established home on a lot that is generous by citywide standards. The lot ranks in the top 18% citywide for size, offering more outdoor space than most comparable Winnipeg homes. The home itself was built in 1956, which is older than the citywide average but actually newer than many neighbouring properties in Woodhaven—it ranks above average on its street and in the area for its era. This means it’s not the oldest house on the block, which can be a subtle advantage for maintenance and renovation timing.

The assessed value sits slightly above its street average but below the neighbourhood average, reflecting a mix of a solid location and a home that hasn’t been pushed up by recent flips or over-improvements. The living area is around average for every category—neither cramped nor oversized.

Who it suits: Buyers who prioritize outdoor space over interior square footage—gardeners, families with kids or dogs, or anyone who values a usable yard. It also suits someone looking for a home in a mature neighbourhood with character, where the house isn’t the oldest project on the street. It’s less suited for anyone wanting a move-in-ready modern layout or a home in a newly developed area. The data suggests it’s a sensible, not spectacular, property—a solid base for someone willing to put in some personal updates.

Frequently Asked Questions

1. How does the assessed value compare to what I’d actually pay?
The assessed value of $391,000 is a benchmark used for property taxes, not a market price. On its street, it ranks above average (top 28%), but the neighbourhood average is higher at $422k. This suggests the market value could fall somewhere in between, depending on the home’s condition and recent sales in Woodhaven.

2. Is the lot size unusual for this neighbourhood?
Yes, in two ways. Within Woodhaven, it’s smaller than average—ranking in the bottom 14%. But citywide, it’s in the top 18% for lot size. This means you get a bigger yard than most Winnipeg homes, but your immediate neighbours likely have even more land. It’s a trade-off worth noting if you want privacy from adjacent properties.

3. The house was built in 1956. What should I look for in terms of updates?
Homes of this era often have original wiring, plumbing, and insulation that may need attention. Being newer than many neighbouring homes (which average 1953) is a small positive, but not a guarantee of modern systems. A pre-purchase inspection should focus on the electrical panel, foundation, and windows—common points in mid-century homes.

4. How does this property’s living area fit typical family needs?
At 1,335 sqft, it’s close to the citywide average for comparable homes (1,342 sqft). This is a comfortable size for a couple or small family, but not expansive. The living area is average for the street and neighbourhood, so you’re not gaining or losing anything unusual on interior space.

5. Is Woodhaven a stable or growing area?
Woodhaven is an established, mature neighbourhood. The data shows a mix of older and slightly newer homes, with assessed values that are moderately above average for the city. It’s not a hot new development, but it’s also not a declining area. Stability is the key word here—good for long-term owners, less so for short-term flippers expecting rapid appreciation.