31 O'Brien Crescent – Property Summary
Key Characteristics & Buyer Profile
This is a 1,347 sqft home built in 1965 on a 5,601 sqft lot in Westdale, Winnipeg. Its assessed value is $378,000.
The property sits in a strong position within its neighbourhood. While the home is older than most in Westdale—ranking in the bottom 2% for year built—the assessed value ranks in the top 11% locally, suggesting the home holds its value well despite its age. The living area is roughly average for the street but notably larger than the neighbourhood average (1,029 sqft), meaning this home offers more interior space than many nearby.
The lot size is around average for both the street and the wider city, so the real draw here is interior square footage relative to the surrounding area. It's not a standout on paper in any single metric, but the combination of above-average value and generous living space makes it a practical, solid choice.
Who it suits: Buyers who want a home in an established, well-regarded neighbourhood without paying a premium for a newer build. It would work well for someone who values interior space over a large yard, or who is willing to invest in updates over time. It's less suited to buyers seeking a modern, move-in-ready property or a large lot for outdoor use.
Five Possible FAQs
1. How does the age of this home compare to others in Westdale?
This home was built in 1965, which makes it older than roughly 98% of homes in the neighbourhood. Westdale's average build year is 1971, so you'll find many newer homes nearby. The age is not unusual citywide, however—Winnipeg's average for comparable homes is 1966.
2. Is the assessed value higher than what similar homes are selling for?
The assessed value is $378,000, which is above the Westdale neighbourhood average of $307,400 and above the street average of $346,800. That doesn't necessarily mean the sale price will match the assessment, but it does suggest the property is seen as more valuable than much of the surrounding housing stock.
3. How does the living area compare to other homes in the area?
At 1,347 sqft, the living area is right around the citywide average for comparable homes. But within Westdale, it's well above the neighbourhood average of 1,029 sqft. That means it's one of the larger homes in the immediate area, even if it's not exceptional by city standards.
4. Is the lot size a factor worth considering?
Not especially. The 5,601 sqft lot is slightly below the street average (5,989 sqft) and below the citywide average (6,570 sqft). It ranks around the middle in the neighbourhood (top 46%). If a large yard is important, this may not be the best fit.
5. What would a typical buyer need to budget for after purchase?
Given the 1965 build year, you should budget for potential updates to systems like plumbing, electrical, or insulation—especially if they haven't been modernized. The home's strong assessed value relative to its age suggests it may have been well maintained, but older homes often need attention to heating, roofing, or windows within the first few years of ownership.