22 Dellwood Crescent – Property Summary
Key Characteristics & Buyer Profile
This 1,170 sqft home, built in 1970 on a 3,250 sqft lot, sits firmly in the middle of the market by most measures — but with a few notable exceptions that reveal where its real value lies.
On its street, this property is one of the newer and larger homes, ranking in the top 13% for living area and top 9% for year built. That gives it a slight edge over immediate neighbours. The assessed value of $253,000 is right around the street average, which suggests the home isn't priced at a premium relative to its direct surroundings.
Zoom out to the Westdale neighbourhood, and the picture shifts. The home becomes below average for both assessed value and land area, while holding roughly average for year built. The lot size here is notably smaller than the neighbourhood norm — 3,250 sqft versus an average of 5,168 sqft. That's a real difference and worth considering if outdoor space is a priority.
City-wide, the numbers are unremarkable. The home lands in the broad middle for living area, year built, and assessed value. It's not a standout in any direction; it's a solid, middle-of-the-pack property in a large market.
The appeal is subtle but real. For someone looking to buy on Dellwood Crescent specifically — a street with limited inventory — this home offers above-average size and newer construction among its immediate peers, without commanding a premium over them. It's also a relatively accessible entry point into the Westdale area, where the median home value is higher. The trade-off is a smaller lot than Westdale typically offers, which may suit buyers who prioritize a manageable yard or less maintenance, rather than space for expansion.
Who it suits: A buyer focused on the street or immediate area, who values a solid, unflashy home with decent living space and a newer build relative to neighbours. It's less suited to someone looking for a large lot, or comparing primarily against Westdale or city-wide averages, where the property lands lower on land and assessed value.
Frequently Asked Questions
1. How does the assessed value compare to the neighbourhood, and what does that mean for property taxes?
The home is assessed at $253,000, which is below the Westdale neighbourhood average of $307,400. In practical terms, this likely means property taxes are lower than many nearby homes. However, assessed values are set by the municipality and don't always move in lockstep with market value, so it's worth checking the current tax bill directly.
2. The lot size seems small for Westdale. Is that a concern?
At 3,250 sqft, the lot is roughly 37% smaller than the Westdale average. This could be a limitation if you're planning additions, a large garden, or significant outdoor structures. On the other hand, smaller lots often mean less upkeep and lower landscaping costs. It's a trade-off, not a flaw — but it's worth factoring into your long-term plans.
3. The home ranks high on its street but lower city-wide. Which comparison matters more?
Both, but for different reasons. Street-level data tells you how this property sits among its immediate neighbours — useful for assessing resale value and what you're getting relative to homes you'd actually live next to. City-wide rankings are broader context, but less relevant to day-to-day value, especially in a diverse market like Winnipeg. For most buyers, the neighbourhood and street comparisons will be more actionable.
4. How reliable are the ranking and average figures?
The data comes from municipal assessments and property records, which are generally consistent but not perfect. They reflect a snapshot in time, and "average" here is a rough median for comparable homes within each scope. Rankings are useful for relative context, but they shouldn't replace a physical walkthrough or a conversation with a local agent who knows the area's quirks.
5. Is this a good investment property or better suited as a primary residence?
Given its average-to-below-average assessed value and smaller lot, it's probably better positioned as a primary residence, particularly for someone who wants to live on Dellwood Crescent or in Westdale without stretching too far on price. As a rental, the numbers might work depending on the rental market in the area, but the modest lot and mid-range finishes (based on typical homes of this era) may limit upside appreciation compared to larger-lot or renovated properties in the same neighbourhood.