140 Westgrove Way

140 Westgrove Way – Property Summary

Key Characteristics & Buyer Profile

This is a 1971 home with 878 sqft of living space on a 1,380 sqft lot, assessed at $190,000. Its standout feature is the year built: on Westgrove Way, it ranks in the top 5% for age, meaning it’s one of the newer homes on the street—most neighbours’ houses are from the same year or earlier. The living area is about average for the street but sits below the Westdale neighbourhood and Winnipeg citywide averages. The lot is small even by street standards, and the assessed value reflects that: it’s on the lower end locally and well below the citywide median.

The appeal here is straightforward: it’s an entry-level price point in Westdale, a desirable Winnipeg neighbourhood, but you’re paying for location, not square footage or land. The home itself is modest in size, so it suits buyers who prioritize being in a certain area over having extra space. It would likely work for a single person, a couple, or someone looking for a starter home with less to maintain—both in terms of cleaning and yard work. The smaller lot also means lower exterior upkeep costs. One less obvious angle: because the assessed value is low relative to the neighbourhood, this could mean lower property taxes compared to nearby homes, which might free up room in a monthly budget.

Frequently Asked Questions

1. How does the living space compare to other homes nearby?
On Westgrove Way, 878 sqft is around average—the street median is 935 sqft. But in the wider Westdale neighbourhood, it’s below average (median of 1,029 sqft), and citywide, it’s firmly on the smaller side. So it’s typical for the immediate block but compact compared to the surrounding area.

2. The lot is only 1,380 sqft—is that common in Westdale?
Not really. Most homes in Westdale sit on much larger lots (neighbourhood average is over 5,000 sqft). On Westgrove Way specifically, the average lot is about 2,961 sqft, so this one is below even that. It’s one of the smallest lots in the area, which is worth noting if you want a yard or garden space.

3. Why is the assessed value so much lower than the neighbourhood average?
The assessed value ($190,000) is driven by the small living area and small lot. Westdale’s average assessed value is $307,400, and on Westgrove Way it’s $230,800. This property undercuts both. That said, a lower assessment can work in your favour for property taxes, though it doesn’t necessarily predict what the house will sell for in a competitive market.

4. Is this a good property for a first-time buyer?
Potentially, yes. The lower price point and smaller footprint mean a lower entry cost and less maintenance. The trade-off is that you’re paying for the neighbourhood, not the house size. If location matters more than square footage, it’s worth a look. Just be realistic about space—878 sqft goes fast with roommates or a growing family.

5. What’s the catch with the “Top 5%” ranking for year built?
It’s a positive: the house is newer than 95% of others on its street. Since most homes on Westgrove Way were also built in 1971, being in the top 5% likely means it was built later that year or possibly a few years after the 1971 median. That said, a 1971 build is still over 50 years old, so you should still budget for typical mid-century home issues like wiring, plumbing, or windows—regardless of the ranking.