188 Oakdean Boulevard – Property Summary

Key Characteristics & Buyer Profile

This is a 1,245 sqft home built in 1960, with a land area of 6,009 sqft and an assessed value of $348,000. The property sits in Winnipeg’s Woodhaven neighbourhood, on Oakdean Boulevard.

What stands out: The home’s year built is notably older than much of the competition. On its own street, it ranks in the top 8% for age—meaning most surrounding houses were built earlier, giving this one a more recent construction relative to its immediate neighbours. The living area is slightly under the citywide average (1,342 sqft), but not dramatically so. The land area is smaller than both the street and neighbourhood averages, though it’s close to the citywide norm. The assessed value is below the neighbourhood average of $422,000 but sits near the citywide median.

Where its appeal lies: The appeal is not in standout size or value extremes. Instead, this property offers relative newness on an older street, which may mean different updates or construction standards compared to neighbouring homes. The modest land and living area could appeal to buyers who want a manageable yard and interior without the premium attached to larger lots in Woodhaven. It’s a middle-of-the-road option in a neighbourhood where many homes are both older and larger.

Who it suits: Buyers who want a home that is newer than the surrounding stock but aren’t looking for above-average space or a large lot. This could suit first-time homeowners, downsizers, or anyone prioritizing location over square footage. It may also appeal to those who see the older neighbourhood character but want a home built at the tail end of that era, potentially with fewer maintenance surprises than a 1950s property.

Frequently Asked Questions

1. How does this home compare to others in Woodhaven?

It ranks in the middle to lower portion of the neighbourhood for both living area (top 64%) and assessed value (top 66%). Its land area is well below average—ranked in the bottom 9% locally. The main advantage is its year built, which is newer than 84% of comparable homes in the area.

2. Is the assessed value of $348,000 reasonable for this property?

The value sits below the Woodhaven neighbourhood average of $422,000 and below the citywide average of $390,100 for comparable homes. On its own street, it ranks near the middle. It reflects a smaller home on a smaller lot in a neighbourhood where larger properties are more common.

3. What does the land size mean practically?

At 6,009 sqft, the lot is smaller than most in Woodhaven (where the average is nearly 10,000 sqft) but slightly below the citywide average of 6,570 sqft. That means a more compact yard—less maintenance, but also less space for additions, gardens, or large outdoor structures compared to typical neighbourhood properties.

4. Does the year built affect insurance or maintenance expectations?

The home is 64 years old, which is typical for the area. Being built in 1960 places it after many post-war homes in Woodhaven, so it may have different framing, wiring, or foundation approaches than the earlier 1950s stock. Age alone isn't a red flag, but older homes often require updated electrical, plumbing, or insulation—buyers should factor in a pre-inspection.

5. How does this property compare citywide in Winnipeg?

It ranks in the top 46% for living area, top 55% for assessed value, top 58% for newer construction, and top 31% for land area. That puts it slightly above average in size and value, slightly below average in land, and fairly average in age. It’s not an outlier in any direction, which makes it a balanced option within the broader market.