82 Sandham Crescent

82 Sandham Crescent – Property Summary

Key Characteristics & Appeal

This 1,125 sqft bungalow, built in 1967, sits on a 5,795 sqft lot in Westdale, Winnipeg. Its standout feature is the land: while the living area is below the street average, the lot is roughly average for the street but notably larger than the neighbourhood norm (5,795 sqft vs. 5,168 sqft neighbourhood average). The assessed value of $363,000 is above both the street and neighbourhood averages, reflecting the land’s relative value more than the house itself.

The appeal here is practical rather than flashy. The property is one of the older homes on the street (ranked 2nd oldest out of 30), which could appeal to buyers looking for more established construction or a fixer-upper in a well-located area. The neighbourhood ranking for assessed value is strong (top 17%), suggesting solid long-term holding potential. However, the living area is small by street standards, so it suits buyers who prioritize outdoor space or are willing to invest in an addition. It would be a good fit for someone who values a larger yard in a mature neighbourhood, or an investor looking at a property with land value as the primary asset.

Five Possible FAQs

1. Why is the assessed value higher than the street average when the house is smaller?
Because the lot is larger than average for the street, and land typically drives assessed value more than building size in established neighbourhoods. The house itself is older, but the property’s overall worth reflects its land and location.

2. Is this a good candidate for a renovation or addition?
The 5,795 sqft lot gives you room to work with, but check local zoning and setback rules. Since the house is from 1967, you’re likely looking at a full reno or possibly an addition if the lot allows. The low living area relative to the street suggests that adding square footage could increase the home’s competitiveness.

3. How does the neighbourhood compare to the rest of Winnipeg?
Westdale ranks well: the property is in the top 28% citywide for assessed value and top 41% for lot size. But the living area is below average for Winnipeg as a whole (1,125 vs. 1,342 sqft city median). That gap matters if resale value depends on square footage.

4. What’s the condition of a 1967 home likely to be?
No inspection data is provided, but a house this age will almost certainly need major systems (roof, furnace, windows, electrical) checked. Original plumbing and insulation are common concerns. A home inspection is essential before any offer.

5. Why is the house ranked low for living area on this street?
The street itself has a higher average living area (1,268 sqft), so 1,125 sqft is on the small side. That means neighbours’ homes are generally larger. If you’re not planning to expand, be aware that the property may feel compact compared to others nearby.