Property Summary: 46 Sandham Crescent, Westdale, Winnipeg
Key Characteristics & Buyer Profile
This property is a 1965-built home with 1,232 square feet of living space on a 6,281 square foot lot. Its standout feature is the lot size—it ranks in the top 17% on its street and top 26% citywide. The home is in Westdale, a neighbourhood where it ranks in the top 9% for living area, suggesting it offers more interior space than many nearby homes. The assessed value of $328,000 is slightly below the street average but around the neighbourhood average, which may reflect the older construction year (1965) relative to neighbours.
The appeal here is straightforward: you get a larger-than-average lot and living area in a well-established neighbourhood, at a price point that isn't aiming for the top of the street. It suits buyers who prioritize outdoor space and interior square footage over a newer build or a low-maintenance yard. Those who value being able to expand, garden, or simply have more separation from neighbours will find the lot compelling. It's less suited for someone looking for a turnkey modern home or who wants to be on a street with uniformly high property values—this one sits below the street average on both age and assessment, meaning it may need updates or be one of the more modest homes on its block.
Frequently Asked Questions
1. How does the lot size compare to other properties in the area?
Very favourably. On its own street, Sandham Crescent, it ranks 5th out of 30 homes for lot size. In Westdale, it's in the top 25%. Citywide, it beats about 74% of comparable properties. The lot is larger than both the street and neighbourhood averages, which is unusual for a home built in 1965.
2. Is the assessed value of $328,000 a fair price for this home?
It depends on what you're comparing it to. On Sandham Crescent, that's below the average of $353,900—so you're paying less than many nearby homes. In Westdale, it's slightly above the average of $307,400, but still within a reasonable range. The property is not a bargain compared to the broader city average ($390,100), but it's priced in line with its older construction and moderate living area.
3. How old is the house, and is that a concern?
It was built in 1965, making it one of the older homes on Sandham Crescent (ranked 26th out of 30) and in Westdale overall (top 98% for age). That means most homes in the neighbourhood are newer, but not dramatically so—the neighbourhood average build year is 1971. Buyers should expect systems and finishes from that era. The upside is that older homes on larger lots often have more mature landscaping and solid construction, but you'll want a home inspection to check for updates to plumbing, electrical, and insulation.
4. What is the living area like compared to other homes?
At 1,232 square feet, it's slightly below the street average of 1,268 sq ft but above the neighbourhood average of 1,029 sq ft. So it's roomier than many homes in Westdale, but on its own street, it's about middle-of-the-pack. Citywide, it's close to average. Functionally, this is a comfortable size for a small family or couple, but not oversized.
5. What does the ranking system actually mean?
The rankings compare this property to other similar homes in three rings: the street, the neighbourhood (Westdale), and the city (Winnipeg). A higher rank (lower percentage) means the property scores better than most others in that category. For example, "top 9%" in neighbourhood living area means it's bigger than 91% of comparable homes in Westdale. The bar charts and colours (red to blue) are just a visual of how far above or below the median your property sits—white markers show exactly where it lands relative to the benchmark.