10 Lavenham Crescent – Property Summary
Key Characteristics & Buyer Profile
This is a 1,076 sqft home built in 1969 on a 3,176 sqft lot in Winnipeg’s Westdale neighbourhood. Its standout feature is value relative to the immediate street: the assessed value of $262,000 ranks in the top 13% on Lavenham Crescent, while the home itself is the oldest on the street by year built—which often appeals to buyers looking for established construction in a street of newer homes. The living area is also above average for the street (top 15%), though the lot is on the smaller side compared to both the neighbourhood and city averages.
Where this property’s appeal really lies is in the contrast between street-level and city-level data. On Lavenham Crescent, it’s a strong performer in size and assessed value. But citywide, both the living area and assessed value sit below average—meaning a buyer gets a home that stands out locally without paying a premium relative to the wider market. It would suit someone who values being on a well-ranked street and is less concerned with lot size or wanting a newer build. Good fit for a first-time buyer or an investor looking for a home with above-average street positioning at a below-average citywide price point.
Five Possible FAQs
1. How does the assessed value compare to other homes in Westdale?
It’s below the neighbourhood average. The home ranks in the bottom 26% of Westdale by assessed value, and the neighbourhood average is about $307,000. That said, on its own street it’s one of the higher-valued homes.
2. Is a small lot a concern for this area?
It could be if you’re comparing to typical Westdale properties, where the average lot is over 5,100 sqft. This lot is roughly 60% of that. But on Lavenham Crescent itself, it’s within the average range—so it’s not out of place on the street.
3. What does “year built ranks #1 on the street” actually mean?
It means this is the oldest home on Lavenham Crescent. Some buyers see this as a positive—mature construction, established landscaping, possibly less future competition from new builds nearby. Others might see it as needing more upkeep. Worth inspecting carefully.
4. How does the living area feel for a 1969 home?
1,076 sqft is close to the street average and slightly above the Westdale average. For a home built in the late 60s, the layout may have smaller rooms or less open space than newer designs. It’s a typical size for its era, not unusually tight or spacious.
5. Is this a good investment property?
Possible, but with caveats. The lot is small by city and neighbourhood standards, which limits future redevelopment potential. The favourable street-level value ranking suggests it’s already priced well locally, but the below-average citywide assessment means appreciation may depend more on the immediate street than broader market trends.