154 Orion Crescent – Property Summary
Key Characteristics & Buyer Profile
This home offers a balanced mix of modern construction and solid value for its size and location. Built in 2021, it ranks in the top 2% citywide for year built, meaning it’s newer than nearly all comparable Winnipeg homes (citywide average build year: 1966). The living area is 1,641 sqft—slightly above the citywide average of 1,342 sqft and around average for its street and neighbourhood. The lot size (4,198 sqft) is on the smaller side citywide (top 71%), but sits near the middle of its neighbourhood.
Its assessed value of $478,000 is above the citywide average ($390,100) and roughly in line with the street average ($522,200). This suggests a fair price relative to local comparisons, with no dramatic over- or under-valuation. The appeal lies in getting a recent home without a premium street address—it’s a practical, upper-middle-tier property that avoids extremes. Best suited for buyers who prioritize a newer build and manageable maintenance over a large lot or a standout street ranking. First-time homeowners or downsizers looking for something turnkey would find it appealing; those seeking a sprawling yard or a top-tier street should look elsewhere.
Frequently Asked Questions
1. What does "Top 2% citywide for year built" mean in practical terms?
Only about 4,000 out of nearly 195,000 comparable homes in Winnipeg are as new or newer. That’s an elite ranking for age, meaning you’re getting a structure that’s up to current building codes and less likely to need major immediate repairs. Older homes often have hidden issues with foundations, wiring, or insulation; this one avoids that risk.
2. The lot size shows "Below Average" citywide. Is that a problem?
It depends on your lifestyle. The lot is 4,198 sqft, which is smaller than many older Winnipeg properties (citywide average: 6,570 sqft). But it’s on the larger side within the West Kildonan Industrial neighbourhood (average: 3,839 sqft). You’ll have less yard work and more outdoor space than most neighbours, but less than a classic suburban lot. If gardening or space for kids’ play is critical, consider a bigger lot; if low maintenance is a priority, this works well.
3. How does the assessed value compare to the market value?
Assessed value is the city’s estimate for tax purposes, not a direct market price. At $478,000, it’s below the street average ($522,200) but above the neighbourhood average ($442,900). This suggests the home is priced competitively for its street, but not a steal. Market value could be slightly higher or lower depending on condition and demand, but the assessment provides a fair baseline for negotiations.
4. The living area rankings vary a lot (top 64% on street vs. top 23% citywide). Why?
The street (Orion Crescent) has relatively large homes (average 1,812 sqft), so 1,641 sqft ranks lower there. Citywide, many homes are smaller (average 1,342 sqft), so the same size jumps to top 23%. This is common in newer subdivisions where homes are uniformly larger. It means you’re getting a reasonably sized home in a street of slightly larger ones, but still better than most of Winnipeg.
5. What’s the neighbourhood like in terms of industrial vs. residential?
The neighbourhood name "West Kildonan Industrial" can sound off-putting, but it’s a mixed area with residential pockets and light industrial zoning. Being ranked top 31% for value and top 29% for year built locally suggests it’s not a rough or declining area. The industrial component may affect noise or traffic depending on exact location, but also keeps property taxes lower than purely residential zones. Check the immediate surroundings on a weekend and weekday to see if activity levels suit you.