38 Addison Crescent – Property Summary
Key Characteristics & Buyer Profile
This 1964 bungalow sits on a 5,128 sqft lot in Winnipeg’s Westwood neighbourhood, with 1,040 sqft of living space and an assessed value of $350,000. Compared to nearby homes on Addison Crescent, the property is smaller than average in both living area and lot size, and its assessed value falls slightly below the street median. Citywide, however, it sits much closer to the middle of the pack, suggesting the pricing is less about the home itself and more about the specific street’s premium.
The main appeal here is accessibility. At a price point well below the neighbourhood average of $392,100, this is one of the more affordable options in Westwood—a mature, established area. The trade-off is space: buyers who prioritize a lower entry cost over square footage or a large yard will find this property makes sense. It would best suit first-time buyers looking to get into a stable, central Winnipeg neighbourhood, or investors seeking a smaller-footprint rental in an area with consistent demand. Less obviously, it may also appeal to downsizers who want to stay in Westwood but no longer need a 1,500+ sqft home—though the 1964 build date means some updating is likely expected.
Frequently Asked Questions
1. How does this home’s assessed value compare to similar houses in the area?
On Addison Crescent, it ranks 43rd out of 59 homes, meaning about 73% of properties on the street are valued higher. In Westwood as a whole, it is around average, ranking in the top 68%. Citywide, it lands near the middle (top 54%). So while it is one of the more affordable options on its block, it is not unusually cheap for Winnipeg overall.
2. Is the 1,040 sqft living area considered small for the neighbourhood?
Yes. The average living area in Westwood is 1,372 sqft, placing this home in the bottom 12% of the neighbourhood. On its own street, it ranks 54th out of 59 homes. It is a genuinely compact house relative to its surroundings.
3. What is the lot size, and how does it compare?
The land area is 5,128 sqft—about 500 sqft smaller than the street average (5,662 sqft) and over 1,300 sqft smaller than the Westwood average (6,491 sqft). Citywide, it is almost exactly average. The yard is modest but not unusual for a city lot.
4. How old is the property, and has it likely been updated?
Built in 1964, which is consistent with the average age of homes on Addison Crescent and across Westwood. A home of this vintage may have original mechanicals or finishes, though the data does not indicate whether renovations have been done. Buyers should budget for potential updates to plumbing, electrical, windows, or insulation.
5. What does the ranking system in the data actually mean?
Each rank compares the property against other “comparable homes” at the street, neighbourhood, and city level. A rank of 54 out of 59 means 54 homes are smaller (or lower in value, etc.)—so you are in the bottom tier for that metric. The “Top 92%” notation means you are outperforming only 8% of peers in that category. The bar fill shows what share of homes you beat; the colour indicates performance tier (e.g., red for well below average, amber for around average).