10 Bergman Crescent – Property Summary
Key Characteristics and Buyer Profile
This is a 1973-built home with 1,058 square feet of living space on a 5,495 square foot lot, located on Bergman Crescent in Winnipeg’s Westdale neighbourhood. The assessed value is $383,000.
What stands out here is the value disparity. The home’s assessed value ranks in the top 4% on its street and top 9% in the neighbourhood, well above the local averages of $324,500 and $307,400 respectively. Yet the living area is only around average for the street and neighbourhood, and the lot size is similarly middling. This suggests the property’s value is being driven by something other than sheer square footage or land area—likely condition, location within the street, or recent upgrades.
The year built is slightly newer than the street average (1973 vs. 1974) and sits comfortably within the neighbourhood’s typical vintage. Citywide, the home is in the middle of the pack for living area, lot size, and assessed value—meaning it’s not an outlier in the broader Winnipeg market, but it is a strong relative performer on its own block.
This property would suit buyers who prioritize value stability and appreciation potential over raw space. It’s a good fit for someone looking for a solid, well-positioned home that has held or grown its value relative to immediate neighbours—without paying a premium for a larger lot or extra square footage they might not need. It may also appeal to investors or buyers who see the assessed-value ranking as a sign of underlying demand in a tight pocket of Westdale.
Frequently Asked Questions
1. How does this home compare to others on Bergman Crescent?
It ranks #2 out of 52 homes for assessed value (top 4%), which is significantly above the street average. Living area and lot size are both around the street median—so the value is not coming from being the biggest house, but likely from its condition, finishes, or location within the street.
2. Is Westdale an expensive neighbourhood compared to the rest of Winnipeg?
Not especially. The neighbourhood average assessed value is $307,400, which is below the citywide average for comparable homes ($390,100). This property is well above the Westdale average, which puts it in a strong position relative to its immediate neighbours, but it’s still around the citywide norm.
3. What does “above average” mean for the year built?
The house was built in 1973, which is newer than the neighbourhood average of 1971 and newer than the citywide average of 1966. It ranks in the top 15% on Bergman Crescent for newer construction. This may mean lower maintenance or replacement risk for major systems compared to older homes on the street.
4. The lot is 5,495 sqft—is that considered small?
It’s around average for the street and neighbourhood, but smaller than the citywide average of 6,570 sqft. If you’re looking for a large yard, this is likely not that property. However, the lot is still generous enough for most standard uses, and the average ranking on the street suggests it’s not undersized relative to its neighbours.
5. Why is the assessed value so high if the living area and lot are only average?
Assessed value reflects market conditions, not just size. Factors like renovation quality, curb appeal, street position, and overall demand for that specific block can push a home’s value well above its neighbours. This property’s street-level ranking (top 4%) suggests it’s a standout on Bergman Crescent for reasons beyond square footage—likely condition or features not captured by basic dimensions.