Key Characteristics and Buyer Profile
This 878 sqft home on Westgrove Way sits on a modest 1,380 sqft lot. Built in 1971, the property ranks among the newer homes on its street — it’s in the top 5% for construction year within a 110-home stretch. That said, its living space and lot size both fall below average compared with nearby properties. The assessed value of $190,000 is notably lower than both the neighborhood and city averages, which keeps the property tax base relatively modest.
The appeal here is less about standout space and more about relative newness within an established street. For someone who values a home that isn't one of the oldest on the block — especially in a street where many homes share the same era — this property offers a slight edge in condition potential. The smaller lot may appeal to buyers who want less yard maintenance, though it's worth noting this is a very compact size even by citywide standards.
This home would likely suit a first-time buyer or someone looking to downsize without moving into a condo. It could also work for an investor targeting the entry-level end of the market in a family-oriented neighbourhood. Buyers should be comfortable with a smaller footprint and limited outdoor space.
Five Possible FAQs
1. How does the living space compare to other homes in the area?
It's close to the average on its street but falls below the average for the Westdale neighbourhood and well below the citywide average. The home is 878 sqft, while the community average is around 1,029 sqft and the city average is about 1,342 sqft.
2. Is the property tax assessment low for a reason?
The assessed value is $190,000, which is below average for the street, neighbourhood, and city. This mainly reflects the smaller living area and lot size. It's not necessarily a sign of poor condition — the home's construction year is actually newer than many nearby.
3. Why is the land size so small compared to other homes?
At 1,380 sqft, the lot is well below typical sizes for both Westdale and Winnipeg overall. This is a denser part of the neighbourhood, likely built during a period when smaller lots were more common. It's worth checking if there are any easements or setback restrictions that could affect future use.
4. What does "top 5% for construction year" really mean for this home?
It means that among the 110 homes on Westgrove Way, only about five were built more recently. Since the street average is also 1971, this property is right at the newer end of a tightly clustered age range. It doesn't mean the home is modern, but rather that it's not one of the older builds on the street.
5. Are there any trade-offs with living in a home with below-average space and value?
Potentially, yes. Resale may take longer if buyers in the area are looking for more square footage or a larger yard. On the other hand, lower assessed value means lower property taxes, and a smaller property can be easier to maintain. It's a trade-off between upfront affordability and future flexibility.