134 Westgrove Way – Property Summary
Key Characteristics & Buyer Profile
This is a 1971-built home with 878 square feet of living space on a 1,380-square-foot lot. The property sits at a moderate price point, with an assessed value of $209,000.
What stands out is the balance the property strikes. On its street, the home is fairly typical in size and value—ranking in the top 40% for both living area and assessed value. But the land is notably compact, coming in near the bottom of the street and city rankings. The year built is a differentiator: in a neighbourhood where most homes are from the early ’70s, this one ranks 5th on its street—meaning it was among the newer builds for that era and likely benefits from construction methods and materials of its time, not necessarily an advantage over newer builds today.
The appeal is less about standout features and more about practicality. You're getting a home that fits the street's character, at a price below the Westdale neighbourhood average ($307,400) and well under the citywide median ($390,100). That lower land area also means less yard maintenance, which some buyers actively prefer.
This property would suit first-time buyers looking for an entry point into a stable neighbourhood, downsizers who want less outdoor upkeep, or anyone prioritizing affordability and street-level consistency over square footage or lot size. It's a "solid starter" rather than a showpiece—a home where the numbers suggest fair value, not hidden bargains or premium features.
Possible FAQs
1. Is the small land area a red flag, or just a trade-off?
It depends on your priorities. The 1,380 sqft lot is well below the street average of 2,961 sqft and extremely small by city standards. But that's reflected in the assessed value. If you value a manageable yard and lower property taxes, this could be a feature—not a flaw. If you want space for gardens, a workshop, or expansion, it's a limitation.
2. Why is the assessed value comparatively low, and does that mean the home is in poor condition?
Assessed value reflects market comparables, not condition. Here, the low value aligns with the smaller living area and lot size relative to neighbours. Condition would need an in-person inspection. A lower assessment can also mean lower property taxes—worth checking with the municipality.
3. How does a 1971 build compare to older or newer homes in Westdale?
The neighbourhood average year built is also 1971, so this home is squarely in the middle for the area. Citywide, the average is 1966, making it slightly newer than the Winnipeg median. That said, 1971 construction often means standard materials of that decade—not necessarily better than what you'd find in a 1960s home, but not markedly worse either. Look for updates to roofing, windows, and mechanicals.
4. What does "ranked #5 out of 110 on the street" for year built actually mean in practice?
It means only four homes on Westgway Way are newer than this one. Since most are from 1971, the difference is marginal—likely just a matter of months. It doesn't signal a significantly newer home, just that it was built late in that building cycle. Not a major selling point, but it does mean it's not one of the older properties on the street.
5. How does the living area of 878 sqft compare to what's typical for a two-bedroom home in Winnipeg?
It's below the citywide average of 1,342 sqft for comparable homes, but above the 1,029 sqft average for Westdale. For a two-bedroom bungalow or ranch-style home, 878 sqft is on the smaller end but still functional. You'll want to check the floor plan to see if the layout makes efficient use of space—some homes this size feel cramped, others surprisingly open.