32 Lavenham Crescent – Property Summary
Key Characteristics & Buyer Profile
This is a 1,020 sqft home built in 1969, on a 3,176 sqft lot in Winnipeg’s Westdale neighbourhood. Its standout feature is the year built: it’s the oldest house on the street (top 2%), which may appeal to buyers looking for established construction or a home with character that predates the surrounding builds. The living area is average for the street and neighbourhood but below the citywide norm, and the assessed value at $230,000 is significantly below both the neighbourhood average ($307,400) and the city average ($390,100). The land area is also modest—below average for Westdale and citywide.
Where the appeal lies: The main draw is the price point. At well under neighbourhood and city averages, this property offers a lower entry cost in a stable area. The older construction year may also be a plus for buyers who prefer solid post-war building standards over newer, potentially less durable materials. The street itself is a relatively consistent pocket—living areas and lot sizes here cluster around the averages, so it’s not an outlier in terms of size.
Who it suits: First-time buyers or those on a tighter budget who want to get into Westdale without paying the premium for a newer or larger home. Also suited to buyers who value older homes and are comfortable with a smaller lot and living area. It may be less ideal for families needing extra square footage or a large yard, or for investors looking for a property that matches neighbourhood resale norms.
Frequently Asked Questions
1. Why is the assessed value so much lower than the neighbourhood average?
The home is older and smaller than many in Westdale. Assessed value reflects size, condition, and comparable sales—so a 1969 home with 1,020 sqft on a 3,176 sqft lot will naturally fall below the neighbourhood median, which includes larger, newer homes.
2. Is being the oldest house on the street a concern?
Not necessarily—it depends on maintenance. Being built in 1969, the home likely has good bones but may need updates to systems (roof, furnace, windows) compared to newer builds. A home inspection is recommended to assess current condition.
3. How does the land size compare to other homes in the area?
It’s below average for Westdale (the neighbourhood average lot is about 5,168 sqft), but right in line with the street average of 3,277 sqft. So while the yard is smaller than many nearby properties, it’s typical for this specific street.
4. What does “Top 72% citywide” for living area mean?
It means the living area is smaller than about 72% of comparable homes across Winnipeg. In plain terms, this is a compact home even by citywide standards—not unusual, but worth noting if space is a priority.
5. Should I use the assessed value as a reliable price guide?
Assessed value is a starting point, not a firm price. It’s based on market data from previous years and may not reflect current conditions. For this property, the gap between assessed value ($230k) and neighbourhood average ($307k) is wide, so actual market price could fall anywhere in between depending on demand, condition, and recent sales.