90 Harwood Crescent – Property Summary
Key Characteristics & Buyer Profile
This is a 1,068 sqft home built in 1974, sitting on a 3,199 sqft lot in Winnipeg’s Westdale neighbourhood. Its assessed value is $287,000.
What stands out: The property ranks exceptionally well for its age. It's the newest home on Harwood Crescent (top 1%), and sits in the top 9% of homes in the broader Westdale area by year built. Living space is above-average for the street (top 20%), and the assessed value reflects that—also above the street average but slightly below the neighbourhood average. The land area is modest: it's around average for the street, but well below the neighbourhood and citywide medians, which is typical for a newer infill or replacement home in an established area.
Appeal: The home offers a newer build relative to its surroundings without the premium land footprint that often comes with it. This can appeal to buyers who prioritize a more modern structure and lower maintenance over a large yard. The assessed value sits below citywide averages, which may keep property taxes more manageable than newer homes in other parts of the city.
Suitable buyers: First-time buyers who want a home that's newer than many in the area but don't need a large lot. Downsizers looking for a more contemporary layout in an established neighbourhood. Also, buyers who value energy efficiency and lower upkeep costs that often come with a later-era build compared to a 1960s or older home.
Frequently Asked Questions
1. How does this home compare to others on the street?
It ranks in the top 20% for living area and top 23% for assessed value, with the newest construction on the block. The lot is slightly smaller than the street average (3,199 vs. 3,792 sqft), so it's comparable in size to most neighbours but likely a bit more efficient in layout.
2. Is the assessed value of $287,000 reasonable?
It's above the street average of $280,700 but below the Westdale neighbourhood average of $307,400. Compared citywide, it's significantly below the $390,100 average for comparable homes. This suggests the property is priced in line with its immediate street but is a relative value within the larger city market.
3. Why is the land area so much smaller than the Westdale average?
Westdale was primarily developed in the 1960s and early 1970s, with many homes on generous 5,000+ sqft lots. This property (built in 1974) likely represents a later infill or a smaller-lot subdivision within the established area. The smaller lot often means less yard maintenance and a more efficient footprint.
4. Is this a good investment for resale?
The combination of a newer build on a smaller lot in an older neighbourhood can offer some stability. The home already has above-average living space and value for its street, but the limited land area may cap appreciation compared to larger-lot neighbours over the long term. It's probably better suited as a comfortable primary residence than a pure land-banking play.
5. What does the "Top %" ranking actually mean in practical terms?
A "Top 20%" rank on the street means this home outperforms 80% of comparable homes on Harwood Crescent in that category. For the citywide rank (top 65% for living area, top 74% for assessed value), it means it's slightly above the middle of the pack—not exceptional citywide, but noticeably better than the immediate street and neighbourhood competition in key areas like age and condition.