22 Oakdean Crescent – Property Summary

Key Characteristics & Buyer Profile

This is a 1956 bungalow with 1,341 square feet of living space on a 6,987-square-foot lot, located in Winnipeg’s Woodhaven neighbourhood. The assessed value is $362,000.

The standout feature here is the age of the home. It ranks in the top 11% on its street and top 26% in the neighbourhood for being older than average—meaning it was built during Woodhaven’s original development phase, when materials and construction methods were often heavier-duty than what came later. The living area is close to the street average, but noticeably smaller than the broader neighbourhood norm, which suggests most nearby homes are larger, newer infills or additions. The land is also smaller than the Woodhaven average, but larger than most citywide comparable lots. This is one of the tighter lots in a neighbourhood known for generous yards.

The house sits at a modest price point relative to both the street (top 45%) and citywide median. The assessed value undercuts the neighbourhood average by about $60,000, likely reflecting the smaller lot and modest square footage compared to the larger homes typical of Woodhaven.

Who it suits: Buyers who want an older, solidly built home in an established area without paying a premium for a big yard or a fully renovated interior. It’s a good fit for someone comfortable with the original character and willing to update over time, rather than looking for move-in-ready or oversized space. Not ideal for those who need a large lot or want to compete with the newer, larger homes nearby.

Frequently Asked Questions

1. How does the lot size compare to other homes in Woodhaven?
It’s below average for the neighbourhood. Most lots in Woodhaven are around 9,900 square feet; this one is just under 7,000. But citywide, it’s larger than about 83% of comparable properties.

2. Is the assessed value of $362,000 a reliable indicator of market price?
It gives a rough starting point, but it’s worth noting that the neighbourhood average assessment is $422,000. The gap suggests the property might be priced for its lot size and square footage rather than the local premium. Actual sale prices depend on condition, renovations, and demand.

3. Why does the property rank so well for year built but not for living area?
The house was built in 1956, making it one of the older homes on the street—a plus for buyers who value original construction. However, at 1,341 square feet, it’s on the smaller side for Woodhaven, where the average is about 1,505 square feet. This is common for original homes in areas that later saw larger infill builds.

4. What does “Top 39% citywide” mean for living area?
Out of nearly 200,000 comparable homes in Winnipeg, this property is larger than 39% of them. That puts it right around the middle of the pack—not notably cramped, but not spacious by city standards either.

5. Are there any surprising takeaways from the data?
Yes. While the lot is small for Woodhaven, the house itself is not tiny for the city—it’s actually citywide-average. And despite being older, it’s not the oldest on the street (some neighbours are from the early 1950s). So it strikes an unusual balance: a midsized, older home on a modest lot in a neighbourhood where both size and age lean more extreme.