162 Westgrove Way – Property Summary

Key Characteristics & Buyer Profile

This is a 1971-built home with 878 sq ft of living space on a 1,380 sq ft lot, located on Westgrove Way in Winnipeg’s Westdale neighbourhood. Its real strength is the construction year: it ranks in the top 5% on its street, meaning it’s among the newer homes in an area where the average build year is also 1971. That’s not common for a street with 110 properties, and it suggests the home has been well maintained or updated relative to its immediate neighbours.

The living space is slightly below the street average (935 sq ft) and well below the citywide average of 1,342 sq ft. The lot is notably smaller than typical for Westdale, where the average is over 5,100 sq ft. The assessed value ($191,000) is below average at every level—street, neighbourhood, and city—which keeps taxes lower than many comparable homes.

This property suits buyers who prioritize a manageable footprint and lower carrying costs over space or a large yard. It would work well for someone who values being on a solid street with newer housing stock, and who doesn’t need a big lot or square footage. It may also appeal to investors or first-time buyers looking for a home in a decent area without paying a premium for extra land or size. The trade-off is clear: you get a well-situated house on a modest lot, but you’re not paying for what you don’t use.

Frequently Asked Questions

1. How does the property compare to others on Westgrove Way?
It ranks in the top 5% for build year, placing it among the newest homes on the street. Living space is close to average (40th out of 110), while lot size (86th) and assessed value (78th) are below average. So it’s newer than most but smaller on land and price.

2. Is the small lot a concern?
It depends on your needs. At 1,380 sq ft, it’s well under the Westdale average of 5,168 sq ft. That means less yard maintenance and probably a smaller footprint overall. If outdoor space or expansion potential matters, this may feel tight. If not, the lower cost and upkeep are advantages.

3. What does the assessed value tell me about taxes?
The assessed value of $191,000 is below the street, neighbourhood, and city averages. Property taxes are based on this figure, so you can expect relatively low annual taxes compared to typical homes in Westdale or Winnipeg overall.

4. Who would this home not be ideal for?
Buyers looking for a large lot, generous living space, or a home in a higher price bracket may find it too small. Families who need multiple bedrooms or room to grow might also feel constrained. It’s not a fixer-upper opportunity on cheap land—the lot is small and the home is already among the newer ones on the street.

5. Why does the build year matter more than the square footage here?
On Westgrove Way, homes built in 1971 are in the top 5% by age. That’s unusual for a street of 110 homes, and it often means fewer major repairs related to older construction (like outdated wiring, foundations, or plumbing). In this case, the home’s age is a stronger competitive advantage than its size, especially since living area and lot size are below average across the board.