14 Sandham Crescent – Property Summary
Key Characteristics & Buyer Profile
This is a 1,360 sqft home built in 1967 on a 6,087 sqft lot, with an assessed value of $352,000. Its standout feature is the land. The lot ranks in the top 20% on the street and top 29% citywide, giving it more outdoor space than many comparable homes in Winnipeg. The living area is also generous relative to the immediate neighbourhood—it’s in the top 4% of Westdale—but sits slightly below the citywide average, meaning the interior is roomy for the area without being oversized.
The home itself is older than most in Westdale (top 93% by year built), but on its own street it’s one of the earlier builds. This suggests the surrounding houses are newer on average, so the property offers a more established feel in a neighbourhood that has seen more recent development. The assessed value is near the street average and moderately above the neighbourhood average, indicating solid but not inflated pricing relative to local peers.
Appeal: The property balances a large, well-ranked lot with a functional living area in a neighbourhood where both size and land are above average. It suits buyers who prioritise outdoor space and a quieter, more mature streetscape over a brand-new build. The assessed value doesn’t suggest a bargain or a premium—it’s a realistic mid-range entry point for the area.
Ideal buyer: Someone looking for a home in Westdale or a similar established neighbourhood who values yard space and interior square footage over the latest finishes or construction date. It would also suit buyers who plan to renovate or add value over time, given the solid bones and land. Not for someone who needs a turnkey modern home or wants to be in a newer subdivision.
Frequently Asked Questions
1. How does the land size compare to other homes in the area?
The lot is 6,087 sqft. On its street, that’s above average (ranked 6th out of 30 homes). In the broader Westdale neighbourhood, it’s in the top 28%, and citywide it’s in the top 29%. So while not the largest in the city, it’s a strong asset relative to its immediate surroundings.
2. Is the assessed value a good indicator of market price?
The assessed value is $352,000, which is close to the street average ($353,900) and above the neighbourhood average ($307,400). Citywide, it sits below the average of $390,100. Assessed values are not the same as market prices, but they do suggest the property is priced in line with local comparables. A buyer should still review recent sales in the area.
3. Why is the year built a concern on paper but not necessarily in practice?
The home was built in 1967, which is older than most homes in Westdale (top 93% by age). However, on its own street, it’s one of the earlier builds (top 7%). Older homes often have solid construction and established landscaping, but may need updates to systems or finishes. This property’s age is a factor to investigate during an inspection, not a dealbreaker.
4. How does the living area compare to typical homes in the city?
At 1,360 sqft, it’s above average for the street (1,268 sqft average) and well above the neighbourhood average (1,029 sqft). Citywide, it’s around average (1,342 sqft). So you’re getting more interior space than most homes in Westdale, but it’s not unusually large for Winnipeg as a whole.
5. What does “ranked in the top 4% in the neighbourhood” actually mean?
Out of 1,460 comparable homes in Westdale, this property ranks 59th for living area. That means 95% of homes in the neighbourhood are smaller. It’s a strong indicator that this is one of the roomier homes in the area, which can matter for resale value and livability, especially if you need extra space.