35 O'Brien Crescent – Property Summary
Key Characteristics & Buyer Profile
This 1965-built home in Westdale offers 1,476 square feet of living space on a 5,501-square-foot lot. Its assessed value is $342,000.
The property’s main strength is its living area. It ranks in the top 3% within Westdale—significantly larger than the neighbourhood average of 1,029 square feet. On its own street, it’s still above average, landing in the top 27%. Citywide, the living area is around average. The lot size is slightly below average for the street but sits around the middle of the pack for the neighbourhood and city.
The assessed value is close to the street and neighbourhood averages, though below the citywide average. The home’s age is typical for the street and city, but it is notably older than most homes in Westdale, where the average build year is 1971.
Where the appeal lies: Buyers get above-average interior space in a well-regarded neighbourhood, without paying a premium for a newer build or a larger lot. The value proposition is square footage per dollar, not curb appeal or land size.
Who it suits: Someone who prioritizes interior room over outdoor space, and who is comfortable with an older home in a neighbourhood where most houses are newer. It may also suit a buyer who wants to live in Westdale but finds the typical smaller homes in the area too tight.
Frequently Asked Questions
1. How does the living space compare to other homes in Westdale?
It ranks in the top 3% of the neighbourhood—this home is substantially larger than most properties in the area, where the average living area is just over 1,000 square feet.
2. Is the assessed value in line with similar homes nearby?
Yes. At $342,000, it’s within a few thousand dollars of the street average and about $35,000 above the neighbourhood average. It sits below the citywide average, which is closer to $390,000.
3. Why is the home considered older than its neighbours?
Most homes in Westdale were built around 1971. This property was built in 1965, putting it in the bottom 2% of the neighbourhood for year built. On its own street and citywide, the age is more typical.
4. How much outdoor space does it have?
The lot is 5,501 square feet. It’s smaller than most lots on the street (ranked 19th out of 22), but it falls near the middle of the range for Westdale and Winnipeg as a whole.
5. What should I look into before viewing?
Given the home is older than the surrounding area, pay attention to major systems (roof, furnace, windows, foundation). A larger living area in an older home can sometimes mean dated layouts or less efficient use of space—worth seeing in person to judge flow and room sizes.