5 Evenwood Crescent
Key Characteristics & Buyer Profile
This property sits on Evenwood Crescent in Winnipeg’s Westdale neighbourhood. Its standout feature is the living area: at 1,152 square feet, it’s the largest home on the street (ranked #1 out of 56), putting it in the top 2% locally. This isn’t just a matter of square footage—it means the home offers noticeably more interior space than its immediate neighbours, which average 862 square feet. Within the wider Westdale area, it still sits in the top 20%, though citywide it falls closer to the middle of the pack.
The trade-off is land. The lot is 2,698 square feet, which is the smallest on the street and well below the neighbourhood average of 5,168 square feet. The year built (1972) is similar to surrounding homes, and the assessed value of $261,000 is near the street average but below both the neighbourhood and city medians.
The appeal is straightforward: you get a relatively spacious house on a compact lot in an established neighbourhood, at a price point that undercuts much of Westdale. This would suit buyers who prioritize indoor living space over outdoor space—people who want room inside for a family, home office, or hobbies, but don’t need a large yard to maintain. It’s also a fit for someone who values being on a quieter crescent street in a mature Winnipeg neighbourhood, and who sees the lower land size as a practical benefit (less upkeep) rather than a drawback. Conversely, it’s less suited for gardeners, those wanting a big private yard, or buyers looking for a home that outperforms citywide averages in value or land.
Frequently Asked Questions
1. How does the lot size affect usability for a family?
At just under 2,700 square feet, the lot is compact. There’s room for a small garden, a patio, or a playset, but it won’t accommodate a large lawn or extensive landscaping. For families who want a low-maintenance outdoor space, this can be a plus; for those expecting a traditional backyard, it may feel tight.
2. Why is the assessed value lower than the neighbourhood average?
The assessed value is tied closely to land area in many Winnipeg neighbourhoods. Since this property has a smaller lot than most Westdale homes, the overall assessment falls below the neighbourhood median, even though the house itself is larger inside. The home’s age and condition also factor in, but the lot size is the main driver here.
3. Does being ranked #1 on the street make it harder to resell?
Not necessarily, but it does mean the property is somewhat unique for the street. Resale will depend on whether future buyers value the same trade-off (indoor space over land). It’s a niche, but not a weak one—homes with above-average living area and below-average yard often appeal to downsizers, first-time buyers, or investors.
4. Is Westdale a convenient location for daily errands?
Westdale is a residential area with access to schools, parks, and local shopping along nearby routes. It’s not a dense urban core, so a car is helpful for most errands. The neighbourhood is known for being family-oriented and quieter than central Winnipeg, with reasonable commutes to downtown and the university.
5. What does “Top 20%” in the neighbourhood actually mean in practice?
It means that compared to 1,460 similar homes in Westdale, only about 293 have a larger living area. That’s a strong showing for the immediate area, but keep in mind the neighbourhood includes a range of house sizes—so being top 20% here is not the same as being top 20% citywide. It signals the home is comfortably above average for its local market, not exceptional across Winnipeg.