148 Westgrove Way – Property Summary
Key Characteristics & Buyer Fit
This is a 1,012 sqft home built in 1971 on a 1,560 sqft lot. Its standout feature is the year built – it ranks in the top 5% on the street, which means the construction is newer than most of its immediate neighbours. On the street level, the living area is above average and the assessed value ($228k) holds up well compared to other homes on Westgrove Way.
But the picture shifts when you zoom out. The lot is modest – it’s on the smaller side both within the Westdale neighbourhood (bottom 5%) and citywide. The assessed value also drops below average at the neighbourhood and city level, which reflects a combination of the smaller land size and the home not reaching the higher price tiers found in the broader area.
The appeal here is practical. The home offers a solid, newer (for the area) floor plan without the premium attached to larger properties in Westdale. For a buyer who values a more recent build and doesn’t need a big yard, this property sidesteps the inflated land costs that drive up prices on neighbouring homes. It’s a good fit for first-time buyers, downsizers, or anyone looking for a manageable footprint in a desirable central Winnipeg neighbourhood without paying for square footage they won’t use. The trade-off is clear: you get a well-built home on a smaller lot, and the value reflects that honesty.
Five Frequently Asked Questions
1. Why is the assessed value lower than the neighbourhood average if the house is newer?
The main reason is the land area. In Westdale, property values are heavily influenced by lot size – larger lots command a significant premium. This home sits on 1,560 sqft, while the neighbourhood average is over 5,000 sqft. The smaller land component pulls the total assessed value down, even though the building itself is above average for the street.
2. How does the living area compare to similar homes?
On Westgrove Way, this home is above average – larger than 83% of nearby homes. But at the citywide level, Winnipeg’s average living area is about 1,342 sqft, so this is below that benchmark. It’s a comfortable size for the street, but not big by broader city standards.
3. Is the small lot a disadvantage?
It depends on what you want. If you need a large yard, garden space, or room for expansion, this lot will feel tight. But smaller lots mean less maintenance and lower property taxes. The trade-off is often a lower purchase price relative to neighbouring homes, which can be a real advantage for buyers who prioritize location over outdoor space.
4. How does this home compare to others on Westgrove Way specifically?
It ranks very well: top 5% for year built, top 17% for living area, and top 24% for assessed value. On its street, this is a newer, slightly larger home that holds its value. The main difference from neighbours is the lot size, which is around average for the street (top 40%) but not notably large.
5. Who would this property not suit?
It’s not ideal for buyers who want a large lot for gardening, pets, or future additions, or for those expecting a home that matches the higher assessed values common in Westdale. If land size or resale value relative to the neighbourhood are top priorities, this property may feel like a compromise.