163 Westgrove Way – Property Summary
Key Characteristics & Buyer Profile
This single-family home in Westdale offers 1,012 square feet of living space on a 1,732-square-foot lot, built in 1971. Its assessed value is $203,000.
The property’s primary appeal is its entry-level affordability in a well-regarded neighbourhood. It is priced well below both the Westdale average ($307,400) and the citywide average ($390,100), making it one of the more accessible options in the area. The living space is slightly above average for the immediate street (top 17%), though it sits below the citywide norm. The land area is notably small—ranking in the bottom 5% of the neighbourhood and bottom 1% citywide—which limits outdoor space but also reduces upkeep.
This property would suit a first-time buyer or an investor looking for a smaller footprint in an established central neighbourhood. It is less ideal for someone seeking a large yard or a home that stands out in square footage, but it offers a foothold in Westdale at a price point that is increasingly rare.
Five Frequently Asked Questions
1. How does the assessed value compare to similar homes nearby?
On Westgrove Way, the assessed value is around the middle of the pack (ranked 57 out of 110). However, relative to the broader Westdale neighbourhood and the city of Winnipeg, it is well below average—ranking in the bottom 10% and bottom 9%, respectively. This reflects the smaller lot and living area, not necessarily a condition issue.
2. Is the small land area a concern for resale?
It could be for some buyers. The lot is significantly smaller than the neighbourhood average (5,168 sqft) and ranks near the bottom citywide. This limits expansion potential and yard space, but it also keeps the property more affordable and easier to maintain. For buyers prioritizing location over land, this trade-off is often acceptable.
3. Is the home older, and does that affect value?
The home was built in 1971, which is actually newer than the citywide average (1966) and ties with the average year built on the street. It is not exceptionally old for the area. Age alone is not a drawback here—what matters more is the condition of the original systems and whether updates have been made. The data does not speak to renovations.
4. How does the living area compare to other homes in Westdale?
The living area is roughly average for Westdale (ranked 788 out of 1,460), meaning it is typical for the neighbourhood. It is above average for the immediate street but below average citywide. For a buyer looking at Westdale, this size is fairly standard and not a standout feature.
5. What does the "rank by" system actually tell me?
The rankings compare this property to other comparable homes within the same street, neighbourhood, or city. A higher rank (closer to #1) means it outperforms more peers in that category. For example, a top 5% rank on street-level year built means it is one of the newer homes on Westgrove Way. The “bar” fill length visually shows what share of peers it outperforms. This is a useful comparative snapshot, not a prediction of market performance.