63 Lavenham Crescent – Property Summary
Key Characteristics & Buyer Profile
This 1969 bungalow offers 1,186 square feet of living space on a 3,434-square-foot lot in Winnipeg’s Westdale neighbourhood. Its standout feature is exceptional value relative to its immediate street: it ranks #1 out of 46 homes on Lavenham Crescent for both assessed value ($282K) and year built. The living area is also above average at street level (top 7%) and neighbourhood level (top 15%). However, the lot size is modest compared to broader Westdale and citywide averages, and the assessed value sits below the city median.
The appeal lies in a quiet, established street where this home outshines its neighbours in size and value, but without commanding a premium relative to the wider area. It’s a strong choice for a buyer who wants a solid, well-sized home in a stable neighbourhood without paying for land they don’t need. Think first-time buyers, downsizers, or investors looking for a property that holds its own locally but doesn’t overreach on price. The trade-off: you get a good house on a compact lot, not a sprawling yard.
Five Possible FAQs
1. How does the assessed value compare to similar homes nearby?
The assessed value of $282K is the highest on Lavenham Crescent (top 2%) and about 15% above the street average of $245.8K. But within Westdale, it’s roughly average (top 59%), and citywide it falls below the $390K median. So it’s a top-tier house on its own street, not an outlier in the larger market.
2. Is the living space considered large for a home of this era?
Yes, for the immediate area. At 1,186 sqft, it’s larger than 93% of comparable homes on Lavenham Crescent (average 1,047 sqft) and above 85% of Westdale homes. Citywide, it sits around the middle (top 52%), so it’s not oversized, just comfortably above average for its street and neighbourhood.
3. Why is the lot size smaller than typical for Westdale?
The lot at 3,434 sqft is above the street average (3,277 sqft) but well below the Westdale average of 5,168 sqft. That’s partly because this street has smaller lots than the broader neighbourhood, and partly because 1960s bungalows in this pocket weren’t built on deep, sprawling parcels. It’s a low-maintenance yard, not a large family property.
4. How old is the home, and has it been updated?
The year built is 1969, ranking it among the newest on the street (top 2%). But within Westdale and citywide, it’s near the median. There’s no mention of renovations in this data, so a buyer should verify the condition of major systems (roof, furnace, windows) and expect some original features unless recent work is confirmed.
5. What’s the neighbourhood like for resale value?
Westdale is a well-established area, and this home’s strong street-level ranking suggests it’s a desirable property among immediate neighbours. However, its citywide value ranking (bottom 25%) reflects that Winnipeg’s overall market includes much higher-priced homes. Resale potential is good for the street and area, but don’t expect rapid appreciation beyond local averages.