9 Bergman Crescent – Property Summary
Key Characteristics & Buyer Profile
This is a 1973-built home on a 5,596 sqft lot, with 1,072 sqft of living space and an assessed value of $358,000. It sits on Bergman Crescent in Winnipeg’s Westdale neighbourhood.
What stands out here is consistency. Across all four metrics—living area, lot size, build year, and assessed value—this property ranks above or near average at the street level. On Bergman Crescent specifically, it’s in the top 17% for living area, top 13% for lot size, top 15% for newer construction, and top 21% for assessed value. Within Westdale, it also holds above-average standing for both build year and assessed value. At the citywide level, all figures fall close to the median—nothing flashy, but nothing out of step either.
The appeal lies in solid, unremarkable positioning. This isn’t a standout home that commands a premium for uniqueness; rather, it’s a house that fits neatly into its immediate surroundings while offering slightly more space and lot than the street average. For a buyer who wants a home that matches the neighbourhood’s character without being an outlier, that can be more reassuring than a flashy top-tier ranking. It avoids the risk of being overbuilt for the area or priced above what the street typically supports.
Who it suits: Buyers looking for a well-situated home in a stable Westdale block—likely families or couples who value a practical layout, a lot slightly bigger than the norm on the street, and a build that’s newer than many citywide options. It’s a good fit for someone who wants to avoid both the bottom and the very top of the market, preferring a middle-to-strong position that holds resale logic.
FAQs
1. How does this home compare to others on Bergman Crescent?
It ranks in the top 13–21% on the street across all four categories—strongest for lot size (7th of 52), weakest for assessed value (11th of 52). It’s clearly above the street average but not the highest. If you want a sense of where it sits relative to immediate neighbours, it’s comfortably ahead of most without being the most expensive or largest house on the block.
2. Is the lot size unusually large for Westdale?
No, not really. The 5,596 sqft lot is slightly above the Westdale average of 5,168 sqft, but only ranks in the top 47% for the community. That means about half the homes in Westdale have similar or bigger lots. On the street itself, it’s more impressive—top 13%—so the lot is generous compared to immediate neighbours, but not exceptional for the broader area.
3. Why is the assessed value below the city average if it ranks well locally?
Citywide, the average assessed value is $390,000, and this home is assessed at $358,000. That’s about 8% lower. But Westdale’s average is $307,000, and Bergman Crescent’s is $325,000. So while this home is priced above its immediate area, it still falls short of the citywide figure because Winnipeg includes pricier neighbourhoods that pull the average up. It’s a reminder that “above average” depends entirely on the comparison range.
4. How does the build year affect this property’s position?
The home was built in 1973. On Bergman Crescent, that’s newer than most (top 15%), slightly newer than the Westdale average (1971), and significantly newer than the citywide average (1966). It’s not a new home by any means, but in a city where many homes date to the 1950s and ’60s, being a 1973 build means it’s younger than roughly 57% of Winnipeg properties. That can matter for mechanicals, insulation standards, and overall wear.
5. What’s the practical takeaway from the living space ranking?
At 1,072 sqft, it’s about 40 sqft above the Bergman Crescent average and the Westdale average, but 270 sqft below the citywide average. That means it’s a compact home relative to Winnipeg as a whole, but very much in line with its own neighbourhood. If you’re comparing to newer suburban builds, it will feel smaller. If you’re comparing within Westdale, it’s standard or slightly above. The street-level ranking (9th of 52) confirms it’s one of the larger homes on this particular crescent, which is a plus for resale within the immediate area.