Property Overview
15 Blue Heron Crescent is a well-situated, one-storey home in Winnipeg's Kildare-Redonda neighbourhood. Built in 1963, it features 841 sqft of living space, a renovated basement, and a detached garage on a 5,499 sqft lot. Its current assessed value is $360,000.
Key Characteristics & Appeal
This home presents a compelling case based on its position within the market rather than its size. While its living area is modest and below averages for the street, neighbourhood, and city, its assessed value ranks notably high locally—placing in the top 14% on its street and top 9% in Kildare-Redonda. This suggests the property is valued for more than just square footage; the renovated basement, desirable lot size (which is above average for the neighbourhood), and the stability of a mature, established street are likely key contributors.
Its appeal lies in offering a manageable, single-level layout in a sought-after location, perfect for downsizers, first-time buyers, or those seeking a low-maintenance footprint without sacrificing outdoor space. The data indicates you are paying a premium for the specific location and lot within Kildare-Redonda, not for a large house. It suits a practical buyer who values neighbourhood character and a renovated foundation over expansive interior space, and who understands that in this area, land and location often drive value as much as the home itself.
Frequently Asked Questions
1. Why is the assessed value relatively high compared to the home's size?
The assessment reflects more than just living area. It accounts for the renovated basement, the above-average lot size for the neighbourhood, and the property's desirable location on a quiet crescent. Assessments often capture the underlying land value and material improvements.
2. What does the "below average" living area ranking mean for daily life?
With 841 sqft, the home is compact. It will suit those comfortable with efficient use of space or who plan to use the renovated basement as a key living area. It's less suited for those needing multiple large bedrooms or extensive storage on the main floor.
3. How does the lot size compare, and what are the implications?
At 5,499 sqft, the lot is larger than many in Kildare-Redonda (ranking in the top 27% locally). This is a significant asset, offering good outdoor space for gardening, recreation, or future expansion, which is a key factor in the property's valuation.
4. The home last sold in late 2020. Is the current assessed value in line with recent sales?
Based on provided comparable sales in the area from 2020, the sold prices ranged from approximately $305,000 to $335,000. The current $360,000 assessment suggests a significant increase in valuation over the past few years, in line with broader market trends.
5. What are the pros and cons of the home's age?
Built in 1963, the home is among the older on its street. This can mean mature landscaping and established construction quality, but it also warrants a careful inspection for aging components like the roof, windows, and original plumbing or electrical systems, even with a renovated basement.