123 Westgrove Way – Property Summary
Key Characteristics & Buyer Profile
This 1971 bungalow in Westdale offers 878 square feet of living space on a 1,532-square-foot lot. Its assessed value sits at $179,000.
The property's main draw is its age: built in 1971, it ranks in the top 5% for newer construction on Westgrove Way. In a neighbourhood where many homes date from the same era, this one was built near the end of that cycle, meaning its mechanical systems, foundation, and layout likely reflect late-modern building standards rather than the post-war norms found on older blocks.
Where the property falls short is size—both inside and out. The living area is below the Westdale average and well below citywide norms. The land area is notably small: at 1,532 square feet, it ranks in the bottom 4% of the neighbourhood and near the very bottom citywide. For buyers accustomed to generous Winnipeg lots, this will feel compact.
The assessed value reflects these trade-offs. At $179,000, the home is priced well below the street average of $230,800 and far below the neighbourhood median. This isn't a fixer-upper discount—it's a function of limited square footage and a small lot in a higher-value area.
This property suits: Buyers who prioritize location over footprint. Someone looking for a lower-entry point into Westdale—a well-regarded central neighbourhood—without needing a large yard or sprawling floor plan. It may also appeal to downsizers who want a manageable single-storey home with reasonable construction quality for its age, or investors seeking a rental property with below-median carrying costs in a stable area. It is not well-suited for families needing space or buyers who expect a typical Winnipeg lot.
Five Frequently Asked Questions
1. Why is the assessed value so much lower than the street average?
The street average is pulled upward by larger homes on bigger lots. This property's assessed value aligns with its smaller living area (878 sq. ft.) and compact lot (1,532 sq. ft.), both of which are well below typical Westgrove Way figures. The assessment reflects the physical reality of the home, not its condition or desirability.
2. How does the small lot affect resale?
Tight lots appeal to a narrower buyer pool—chiefly those who want minimal outdoor maintenance or a lower purchase price in a desirable area. Resale may take longer than a standard-sized lot, but the lower entry cost can also attract buyers priced out of larger properties nearby. It's a trade-off, not a flaw.
3. Is the 1971 build considered old for Winnipeg?
No. The citywide median year built is 1966, so this home is slightly newer than average. On Westgrove Way, where many homes date to the late 1960s and early 1970s, this property ranks among the newer options. Buyers should still budget for updates to major systems depending on prior maintenance.
4. What's the neighbourhood like for amenities?
Westdale is a mature, established area with convenient access to shopping, schools, and transit. The compact lot means less outdoor space, but the neighbourhood's walkability and proximity to amenities partially offset that—assuming outdoor living isn't a top priority.
5. Could I add on to this home?
That depends on zoning setback requirements and the existing lot dimensions. With only 1,532 square feet of land, there's limited room for expansion. An addition or garage would likely require a variance. A home inspection and a quick call to the city's planning department would clarify what's possible before making an offer.