Property Summary: 32 Armour Crescent
Key Characteristics & Buyer Profile
This is a 1,265 sqft home built in 1955, sitting on a notably large 9,990 sqft lot in Winnipeg’s Woodhaven neighbourhood. Its main strengths are land size and assessed value. The lot ranks in the top 6% citywide, and the property’s assessed value ($466K) is above average at every level—street, neighbourhood, and city. The living area is slightly below the street average and ranks in the bottom quarter on Armour Crescent, though it’s roughly in line with citywide norms for comparable homes. The house is also among the older homes on its street (built 1955 vs. street average of 1957).
What’s the appeal? The value is clearly in the land, not the square footage. For someone who prioritizes outdoor space, lot privacy, or potential for future expansion (assuming zoning allows), this property offers a rare combination: a large, private-feeling lot in an established neighbourhood, at a price that’s competitive relative to similar-sized lots citywide. The assessed value relative to land size suggests the building itself may be priced modestly.
Who would it suit? Buyers who are willing to compromise on interior living space in exchange for a sizable yard—particularly those who garden, have children, want room for a workshop or garage, or plan to renovate or rebuild. It may also appeal to investors or flippers who see upside in the land value. It’s less suited to someone seeking a move-in-ready home with generous room sizes or a newer build.
Frequently Asked Questions
1. How does the living area compare to similar homes in the area?
The home’s 1,265 sqft is about 260 sqft smaller than the average on Armour Crescent (1,527 sqft) and roughly 240 sqft smaller than the neighbourhood average (1,505 sqft). Citywide, it’s very close to the average for comparable homes (1,342 sqft).
2. Is this a good value for the assessed price?
Objectively, the assessed value ($466K) is above average for every comparison group, but the value is concentrated in the land rather than the house. The lot size is exceptional citywide, and the price per square foot of land is likely favorable compared to smaller lots in similar zones.
3. How old is the house, and does that affect the price?
The house was built in 1955, making it older than the street average (1957) and the citywide average for comparable homes (1966). In Woodhaven, however, the average year built is 1953, so it’s actually slightly newer for the neighbourhood. An older home may mean original systems (plumbing, electrical, insulation) that need updating, which could be factored into the asking price.
4. What’s the lot like, and is there potential to subdivide or build?
At 9,990 sqft, the lot is in the top 6% citywide. The dimensions and zoning regulations will determine whether subdivision or an additional dwelling unit is possible. Buyers should check with the city—many older Winnipeg neighbourhoods have lot size minimums that may limit further splitting.
5. How does this property compare to others currently for sale in Woodhaven?
Specific sale comparisons aren’t provided here, but the neighbourhood map analysis (linked on the page) offers detailed side-by-side comparisons of living area, year built, assessed value, and lot size for nearby listings. Given its land size, this property is likely one of the larger lots in the immediate area.