45 Dellwood Crescent

45 Dellwood Crescent – Property Summary

Key Characteristics & Buyer Fit

This is a 1,200 sqft bungalow built in 1970 on a 3,507 sqft lot in Winnipeg’s Westdale neighbourhood. Its standout feature is street-level prestige: on Dellwood Crescent, it ranks in the top 2% for living area and top 9% for newer construction, and its assessed value ($262k) sits above the street average. The home also leads its street in land area (top 17%).

However, the picture shifts at the neighbourhood and city scale. At 1,200 sqft, the home is above average for Westdale (top 11%), but the lot is well below the neighbourhood average (3,507 sqft vs. 5,168 sqft) and significantly smaller than typical citywide lots. The assessed value is below both the Westdale and city averages. This creates an interesting dynamic: the property offers premium positioning on its specific street, but doesn’t match the scale typical of the broader area.

Where the appeal lies: For someone who values a well-maintained, classic Westdale address and wants a compact, efficient footprint without excess land to maintain. The above-average street ranking suggests this block has been kept up relative to its immediate neighbours, and the 1970 build puts it in a sweet spot—not too old for major structural concerns, but not new enough to command today’s premium prices.

Who it would suit: Buyers who want a strong street address within an established, family-oriented neighbourhood, but don’t need a large lot or massive square footage. It would also work for those looking for a well-located entry point into Westdale—a neighbourhood where many homes are larger and pricier. The lower assessed value relative to the area could also appeal to value-focused buyers who can add sweat equity.

Five Possible FAQs

1. How does this property compare to others currently for sale in Westdale?
This home’s living area and lot size are on the small side for Westdale proper—many homes in this area sit on larger lots and have more square footage. Its assessed value is below the neighbourhood average, which may translate to a lower asking price relative to nearby listings, but that also depends on condition and upgrades.

2. Why is the street ranking so much stronger than the neighbourhood and city rankings?
Dellwood Crescent is a short, well-established street with relatively uniform, well-maintained homes from the same era. The home ranks high there because its size and value beat the immediate neighbours. But Westdale and Winnipeg as a whole include many newer, larger, and higher-valued properties, which this home can’t compete with at scale.

3. Is the assessed value of $262k a reliable indicator of market price?
Not directly. Assessed value is a standardized estimate for tax purposes, not a market valuation. It can lag behind or lead actual sale prices depending on market conditions. That said, being below the street average for value while above average for size could mean this property is undervalued relative to its immediate neighbours—or that those neighbours have been recently renovated.

4. What does “ranked in the top 2% for living area on the street” actually mean in practical terms?
It means that of the 54 comparable homes on Dellwood Crescent, this one has the largest or nearly the largest interior square footage. If you value having more indoor space than nearby houses, this is a strong pick. The same logic applies to the top 9% for newer construction—only a handful of homes on the street are more recently built.

5. Should the smaller lot size be a concern for a family or for resale?
It depends on priorities. A smaller lot means less yard work and likely a lower purchase price, but it could limit future additions like a garage, workshop, or large garden. For resale, Westdale buyers often expect larger lots, so you may have a narrower pool of buyers unless the home’s interior condition is exceptional or the price is adjusted accordingly.