78 Sandham Crescent – Property Summary
Key Characteristics & Buyer Profile
This is a 1,160 sqft home built in 1967 on a 5,594 sqft lot in the Westdale neighbourhood of Winnipeg. Its assessed value is $385,000.
The property’s appeal lies in how it compares across three different scales. On its own street (Sandham Crescent), this home is one of the older and more highly assessed properties—ranking 2nd in age and 4th in assessed value out of 30 homes. That suggests a certain established character within the immediate block. However, the living area is slightly below the street average, and the lot is on the smaller side for the street as well.
Zoom out to the broader Westdale community, and the picture shifts. This home’s living area ranks in the top 18% of the neighbourhood (above the community average of 1,029 sqft), and its assessed value sits in the top 8%. The lot size here is close to the community average. So while it may not stand out on its street for square footage or land, it offers more space and higher relative value than many homes across Westdale.
Citywide, the numbers are unremarkable—right around the median on most metrics. That’s not a drawback; it means the property is stable and typical for Winnipeg, without extremes in any one direction.
Who it would suit: A buyer who wants a solid, mid-sized home in a well-regarded neighbourhood without paying a premium for the biggest lot or newest build. It’s a practical fit for someone who values a higher assessed value relative to the community—potentially signalling a well-maintained or updated home—but doesn’t need a massive yard. The 1967 construction year means it’s likely a character-era build, which may appeal to those who prefer older construction standards over modern infills.
Frequently Asked Questions
1. How does property tax work with an assessed value of $385,000?
Assessed value is the city’s estimate of market value used to calculate property taxes, not the sale price. Taxes depend on the current mill rate set by Winnipeg. At typical rates, a home in this range would owe roughly $4,000–$4,500 annually, but you should confirm the exact figure from the city’s tax roll before purchasing.
2. Why is the living area above the community average but below the street average?
Sandham Crescent has several homes with larger floor plans—averaging 1,268 sqft—so this home is smaller than many of its immediate neighbours. But Westdale as a whole has many smaller homes, so this property is actually generous for the area. It’s a reminder that “good size” depends on what you’re comparing it to.
3. Is a lot of 5,594 sqft considered small for an older neighbourhood?
In Westdale, it’s about average. On Sandham Crescent specifically, it’s on the smaller side—ranking 27th out of 30 homes. If you want a big yard, this may not be ideal. But for many buyers, a manageable lot with less upkeep is a plus.
4. What does a 1967 build typically mean for maintenance and renovations?
Homes from that era often have solid framing and mature landscaping, but systems like electrical, plumbing, and insulation may be original or nearing replacement. It’s worth checking if major updates have been done—especially windows, furnace, roof, and foundation. Being one of the older houses on the street (top 7%) could also mean it has original features that some buyers value, but it may need more work than a newer home.
5. How does this property compare to newer infill homes in Westdale?
Most comparable homes in Westdale were built around 1971, so this house is slightly older than the community norm. Newer infills in the area are often much more expensive and built on smaller lots, sometimes with less character. This home likely offers more land and a lower price point than a brand-new build, but with older systems and finishes.