55 O'Brien Crescent – Property Summary
Key Characteristics & Buyer Profile
This is a 1,124 sqft home on a 5,744 sqft lot, built in 1967 and assessed at $308,000. The property sits on O'Brien Crescent in the Westdale neighbourhood of Winnipeg.
Its strongest feature is the lot size. While it's slightly smaller than the street average (5,989 sqft), it's larger than most in Westdale and ranks in the top 38% city-wide. This means you're getting decent outdoor space without paying for a premium lot. The home itself is smaller than other houses on the street—ranked last out of 22—so it's a more compact option in a neighbourhood of larger homes. That gap could be an advantage for someone who wants the area but not the square footage.
The assessed value is below the street average ($346.8k) but right in line with the neighbourhood median ($307.4k) and well under the city-wide average ($390.1k). This suggests the price is reasonable for what you get, without the premium you'd pay for a larger or newer house nearby.
Who is this for? Practical buyers who care more about lot size and location than interior square footage. First-time homeowners or small families who want Westdale—known for its established character and access to the university—but can't justify stretching for one of the bigger, pricier homes on the street. Also worth considering: the 1967 build puts it in an interesting sweet spot—not old enough to be a heritage headache, but old enough that finishes and systems may need attention.
FAQs
1. How does the assessed value compare to recent sale prices in the area?
The assessed value is $308k, which is below the street average of $346.8k and the city-wide average of $390.1k. In Westdale specifically, the neighbourhood average is $307.4k—almost exactly the same. This suggests the assessment is realistic for this pocket of the area, but sale prices can vary depending on condition, updates, and market timing. It's worth checking recent sold data for similar-sized lots and older builds on or near O'Brien Crescent.
2. Is the small living area a problem for resale later?
It depends on the buyer pool. Right now, this is the smallest home on the street by a fair margin—1,124 sqft versus the street average of 1,349 sqft. That could limit interest from families looking for more interior space, but it also keeps the entry price lower relative to neighbours. For resale, the lot size and location will likely matter more than the square footage, especially if the home is well-maintained or updated.
3. What's the neighbourhood like in terms of schools and amenities?
Westdale is a well-established Winnipeg neighbourhood near the University of Manitoba. It has a mix of older homes, mature trees, and local amenities within a reasonable drive or bike ride. Schools in the area vary; some are well-regarded, but it's not a top-ranked school district city-wide. The neighbourhood analysis page linked in the data can show you nearby houses and their stats for a clearer picture.
4. How much renovation or updating should I expect with a 1967 home?
That's a judgment call based on what you see in person. A 1967 build can have original wiring, plumbing, insulation, and windows—or it may have been updated over the years. The year-built ranking is "elite" for the street (oldest house on the block), which likely means it's one of the more original properties. Don't assume anything; plan for a thorough inspection focused on the roof, foundation, mechanicals, and any evidence of deferred maintenance.
5. What does the "rank by land area, larger = better rank" actually mean for this property?
It means the ranking system treats a bigger lot as better. This lot is 5,744 sqft—ranked 8th out of 22 on the street (top 36%). So it's not the biggest on the block, but it's not the smallest either. The street average is 5,989 sqft, so you're about 4% smaller than that. If you're comparing, the lot is more generous than the Westdale average (5,168 sqft) but smaller than the typical city-wide comparable (6,570 sqft). For most buyers, it's a solid middle-ground lot—room for a garden or a small addition, but not sprawling.