199 Oakdean Boulevard – Property Summary

Key Characteristics & Buyer Profile

This 1,983-square-foot home built in 1956 sits on a 6,709-square-foot lot in Winnipeg’s Woodhaven neighbourhood. Its standout feature is living space: the home is significantly larger than most comparable properties on the street (top 9%), in the neighbourhood (top 14%), and city-wide (top 11%). The assessed value of $450,000 reflects that premium, ranking in the top 12% on the street and top 28% across Winnipeg.

The lot is smaller than typical for Woodhaven—about 1,100 square feet below the street average and over 3,000 square feet below the neighbourhood average. However, city-wide, the lot still ranks in the top 20%, meaning the property offers more land than most urban Winnipeg homes. The year built is around average for the neighbourhood but older than the citywide median of 1966.

Where the appeal lies: Buyers get interior space that punches above its street-level price point. The home offers more square footage inside than many newer builds in the area, without the premium often attached to new construction. The smaller lot might appeal to those who want less yard maintenance but still enjoy being in a leafy, established neighbourhood.

Suitable buyers: This property suits buyers who prioritise interior living space over a large yard—families needing room for multiple bedrooms or a home office, or empty nesters downsizing from a larger property but wanting more square footage than a typical bungalow. It’s less suited to buyers seeking a large garden, expansive lot, or the newest construction.

Frequently Asked Questions

1. How does the assessed value compare to similar homes on the street?
The assessed value of $450,000 is about $74,000 above the street average of $376,100, placing it in the top 12% of comparable homes on Oakdean Boulevard. It sits roughly $28,000 above the Woodhaven neighbourhood average.

2. Is the lot size considered small or large for Winnipeg?
It depends on the comparison. On Oakdean Boulevard and in Woodhaven, the lot is below average—about 1,100 square feet less than the street average and 3,200 square feet less than the neighbourhood average. But city-wide, the 6,709-square-foot lot is in the top 20%, meaning it’s larger than most residential lots in Winnipeg.

3. The home was built in 1956—what should a buyer expect in terms of condition?
Mid-1950s construction is typical for this part of Woodhaven. Buyers should plan for systems that may be original or approaching end-of-life: electrical, plumbing, roof, and furnace. The good news is that older homes in this area often have solid framing and generous room sizes. A home inspection will clarify what’s been updated and what needs attention.

4. How does the living area rank among homes in the city?
At 1,983 square feet, this home is in the top 11% city-wide. That’s well above the Winnipeg average of 1,342 square feet for comparable homes. Even within Woodhaven, which already has larger-than-average homes, this property is in the top 14%.

5. Why is the lot ranked lower in the neighbourhood but higher city-wide?
Woodhaven is known for larger lots—many in the 8,000 to 10,000-square-foot range—so this lot looks modest in that context. But city-wide, most Winnipeg homes sit on lots closer to 6,500 square feet, so this lot is above average. The home’s appeal comes from offering generous interior space on a lot that’s typical for the city, even if it’s on the smaller side for the immediate area.