38 Orion Crescent – Property Summary

Key Characteristics and Buyer Profile

This 2020-built home offers 1,579 square feet of living space on a 3,901-square-foot lot, with an assessed value of $451,000. The property sits on Orion Crescent in Winnipeg’s West Kildonan Industrial neighbourhood.

The numbers tell a story of trade-offs. Citywide, the home ranks well: top 26% for living area, top 28% for assessed value, and top 3% for being newly built. But on its own street, it’s below average in every category—smaller than many neighbouring homes on larger lots, and valued lower than the street median of $522,200. At the neighbourhood level, it sits right around average.

The appeal here is straightforward: you get a relatively new house with above-average space compared to most Winnipeg homes, but on a modest lot that keeps the price below what you’d pay for a newer house on a bigger piece of land. It suits buyers who prioritize a modern build and decent interior square footage over yard space or street prestige. First-time homeowners or downsizers who don’t need a large lot may find this a practical fit. Investors might also take note of the below-street-average purchase price in an area where the neighbourhood median still holds.

Frequently Asked Questions

1. How does this home compare to others on Orion Crescent specifically?
It ranks in the bottom 20–30% on this street for living area, land size, and assessed value. The street has larger, more expensive homes overall, so this property offers a lower entry point into the neighbourhood rather than a competitive match to its neighbours.

2. Is the lot size a concern?
It depends. The lot is 3,901 square feet—smaller than the street average of roughly 5,000 square feet and well below the citywide average of 6,570. For someone used to a standard Winnipeg lot, this will feel tight. If you don’t need much outdoor space or are fine with a compact yard, it’s less of an issue.

3. Why is the assessed value lower than the street average even though the house is new?
Newer construction typically boosts value, but lot size and location within the street also factor heavily into assessments. On Orion Crescent, most homes are on larger lots, which pushes their assessed values higher. This property’s smaller lot and slightly lower living area offset the advantage of being built in 2020.

4. Is West Kildonan Industrial a good neighbourhood for resale?
It’s a mixed area—industrial zoning nearby means it’s not purely residential, which can limit appeal for some buyers. That said, the neighbourhood median assessed value is $442,900, and this home sits slightly above that. It’s not a high-growth area, but it’s stable. Resale will likely depend more on the condition and specifics of the house than on the street name.

5. What does “top 3% citywide for year built” actually mean in practical terms?
Out of nearly 200,000 comparable properties in Winnipeg, only about 5,500 are newer than this one. That means very few houses in the city are more modern. You’re getting a home that requires less immediate maintenance or renovation than the vast majority of Winnipeg housing stock—most of which was built before 1970.