95 Dellwood Crescent – Property Summary
1. Key Characteristics & Buyer Profile
This home is a 1,152-square-foot property built in 1970 on a 3,000-square-foot lot in Westdale, Winnipeg. Its standout feature is assessed value: at $286,000, it ranks 2nd out of 54 homes on Dellwood Crescent (top 4%), well above the street average of $257,100. This suggests the home has been well-maintained or recently updated, or that it benefits from a location premium within the block—the kind of value that tends to hold or appreciate steadily.
The living area is slightly above the neighborhood average (top 20% in Westdale) but in line with citywide medians. The lot is smaller than typical for the area (bottom 10% in Westdale, bottom 12% citywide), which means less outdoor maintenance but also less private yard space. The year built is fairly typical for the street and neighborhood, indicating a stable, established area without the premium of new construction.
Who this suits: Buyers who prioritize a solidly built home in a good location over sprawling land. It’s a strong match for someone who wants an efficient floor plan with a relatively high assessed value per square foot—often a sign of lower ongoing upkeep risk and decent resale potential. It would work well for a couple, a small family, or an investor looking for a property that competes well on value within its immediate street, even if it doesn’t stand out citywide for size or lot.
2. Frequently Asked Questions
1. Why is the assessed value so high relative to the street average if the living area and lot are only average?
Assessed value reflects more than just square footage and land. It can be influenced by interior condition, recent renovations, roof age, mechanical systems, and even the exact position on the street (corner lots, proximity to parks, or quieter sections often carry a premium). The data here points to a home that likely has some tangible upgrade or locational advantage that buyers have consistently valued.
2. The lot is below average for Westdale and Winnipeg. Is that a red flag?
Not necessarily. A smaller lot often means less yard work, lower property taxes, and a cozier outdoor space. For buyers who don’t need a large garden or play area, it can be a practical trade-off. However, if you plan to add a garage, suite, or significant landscaping, you should check local setback rules—3,000 square feet is workable but may limit major additions.
3. How does the year built (1970) affect maintenance expectations?
Homes from this era are typically in a maintenance sweet spot. Major systems (plumbing, electrical, foundation) have usually been updated at least once if the home has been cared for, but it’s not so old that you’re dealing with knob-and-tube wiring or asbestos-heavy materials. A 1970 build often means solid construction with simpler design—worth a thorough inspection, but generally less risky than a 100-year-old property.
4. What does “top 4% on the street” for assessed value actually mean for resale?
It means this home is among the most valuable on Dellwood Crescent. That can be a double-edged sword: you’re buying into a strong local value position, but future appreciation may be more tied to the street’s overall trajectory than to this home catching up to neighbors. You likely won’t see dramatic under-valued gains here, but you’re also less likely to lose ground.
5. How should I compare this to other homes in Westdale or Winnipeg?
The key comparison is street-level data—that’s the most relevant for daily life and immediate resale. Neighborhood averages are useful for understanding general desirability, but they mask huge variation between blocks. Citywide rankings are mostly helpful for tax and market cycle context. For this property, the story is local: it’s a strong value play on its street, with modest footprint by wider suburban standards.