46 O'Brien Crescent

Property Summary: 46 O'Brien Crescent

Key Characteristics & Appeal

This is a 1965-built home in Winnipeg’s Westdale neighbourhood, with 1,232 sq. ft. of living space on a 5,699 sq. ft. lot. Its assessed value sits at $348,000.

The property’s strongest feature is its location within the Westdale area. The home ranks in the top 9% of neighbourhood homes for living area, meaning it offers noticeably more interior space than most nearby houses, where the average is 1,029 sq. ft. It also ranks in the top 27% for assessed value, reflecting above-average desirability within the community. On the street itself, the home is fairly typical for O'Brien Crescent — neither the largest nor the smallest, and with a lot size close to the middle of the pack.

The trade-off is that the 1965 build date places it among the older homes in the neighbourhood (top 98%, meaning only 2% of Westdale homes are older). For buyers who don’t mind some original character or who are willing to update, this can mean more square footage for the price.

This property would best suit a buyer who values neighbourhood quality and living space over a brand-new build. It’s a solid fit for someone who wants to be in a well-regarded Winnipeg neighbourhood and is comfortable with a house that has some age, or who sees potential in updating a home with good bones in a strong location.

Frequently Asked Questions

1. How does the living space compare to other homes in the area?
This home is notably spacious for Westdale. At 1,232 sq. ft., it’s about 200 sq. ft. larger than the neighbourhood average. On its own street, it’s roughly in line with neighbours, but relative to the broader area, you’re getting above-average interior space.

2. The house was built in 1965. What should I know about a home of this age?
It’s older than 98% of homes in Westdale, where the average build year is 1971. That means you’ll want to pay attention to typical items for a 60-year-old house: the condition of the roof, windows, furnace, and electrical system. Many homes from this era in the area have been updated, so it’s worth checking what has and hasn’t been done.

3. Is the lot size good for this price range?
It’s average for both the street and the neighbourhood, but a bit smaller than the citywide median. At 5,699 sq. ft., the lot is a common size for a single-family home in this part of Winnipeg — not oversized, but enough for a yard, garden, or small addition.

4. What does "assessed value" mean, and is $348,000 a fair price?
Assessed value is the city’s estimate of market value for tax purposes. This home’s assessment is above the neighbourhood average ($307,400) but below the citywide average for comparable homes ($390,100). It suggests the home is priced in line with its specific location, but you should still compare to recent sales on O'Brien Crescent and in Westdale to confirm.

5. Is Westdale a good neighbourhood for families or first-time buyers?
Westdale is a mature, established neighbourhood with a mix of families and long-term residents. The above-average living area and lot size can appeal to families wanting room to grow. First-time buyers might find it suitable if they’re comfortable with an older home — the trade-off is more space and a good neighbourhood for a price that often undercuts newer subdivisions.