3 O'Brien Crescent – Property Summary
Overview & What to Know
This is a 1,360 sqft home built in 1967, sitting on a 6,000 sqft lot in Winnipeg's Westdale neighbourhood. The property sits slightly above the street average for living space and assessed value, but its standout feature is the lot size—above average for both the street and the neighbourhood, which is unusual in an area where most homes are on smaller parcels.
The home itself is one of the older houses on O'Brien Crescent (ranked #1 for age on the street), but within Westdale it's actually newer than the neighbourhood average. That means you're getting a home that's mature relative to its immediate neighbours but not unusually old for the area. The assessed value of $354,000 is above the Westdale average but below the citywide average for comparable homes, which suggests the property offers relative value within a desirable neighbourhood.
Who it suits: Buyers who prioritize a larger lot in an established, well-regarded neighbourhood like Westdale, and who are comfortable with a home that isn't brand new but has solid bones. It's less suited for someone looking for a turnkey modern finish or a compact, low-maintenance yard. The property also works for someone who values street-level distinction—on O'Brien Crescent, it's among the older, larger-lot homes, which can be appealing if you prefer not to feel like every house on the block is identical.
Frequently Asked Questions
1. How does this property compare to others in Westdale?
The living area is above the neighbourhood average (1,029 sqft), and the lot is larger than most Westdale homes (average 5,168 sqft). The assessed value of $354,000 sits above the neighbourhood average of $307,400, which reflects the bigger lot and slightly newer construction relative to the area.
2. Is the assessed value realistic for what this home would sell for?
Assessed value is a benchmark, not a guarantee. In a neighbourhood like Westdale, where demand is steady and lots are smaller on average, a larger lot can command a premium. That said, the home is from 1967 and would likely require some updating, which can pull the sale price closer to or below assessment depending on condition.
3. How does the lot size affect the property's appeal?
A 6,000 sqft lot gives you more outdoor space than most Westdale properties. That's useful for gardens, a workshop, or future additions—but it also means more maintenance. In a neighbourhood where many lots are under 5,200 sqft, this is a deliberate trade-off that buyers should weigh.
4. What's the street like compared to the rest of Westdale?
O'Brien Crescent is a small street (22 comparable homes), and this property ranks well there—#4 for lot size and #1 for age. But the street averages are fairly close to citywide norms, so it's not an outlier. It's a solid, unflashy address within a desirable neighbourhood, not a prestige pocket.
5. Why isn't this property ranked higher citywide if it's in a good neighbourhood?
Citywide rankings compare this home to nearly 200,000 properties. Westdale is a strong neighbourhood, but this home's living area and assessed value are around the city average when you include newer, larger suburban homes and downtown condos. Its real strength is relative to its immediate context—street and neighbourhood—not the city as a whole.