180 Westgrove Way – Property Summary

Key Characteristics & Buyer Profile

This is a 1971-built home with 878 square feet of living space on a 1,380-square-foot lot in Winnipeg's Westdale neighbourhood. The property sits on Westgrove Way, where its living area is roughly average compared to neighbours, but well below Westdale and citywide medians. Where it stands out is its build year: it's among the newest homes on its street (top 5%), though that's partly because many surrounding houses are older. The assessed value of $204,000 is notably below both the street average ($230,800) and the neighbourhood median ($307,400), which tracks with the smaller living area and compact lot.

The appeal here is straightforward: it's an entry-level property in an established area, with a relatively modern build for the street. The small lot (bottom 78% on the street, bottom 98% citywide) means less outdoor maintenance, which some buyers will see as a plus. This would suit first-time buyers looking for something affordable in a mature neighbourhood, or someone downsizing who doesn't want yard work. It may also appeal to investors seeking a lower-cost property in an area where surrounding homes are larger and more valuable—though that also means limited upside from neighborhood comps.

Frequently Asked Questions

1. How does the living area compare to other homes nearby?
On Westgrove Way, 878 sqft is about average—most homes are in the 900 sqft range. But Westdale overall has larger homes (median around 1,029 sqft), and the city median is 1,342 sqft, so it's small compared to the broader area.

2. Why is the assessed value so much lower than the neighborhood average?
The assessed value reflects the combination of below-average living area, a lot roughly one-quarter the size of most Westdale properties, and the fact that the home doesn't have the square footage or land that drives higher valuations in this neighbourhood.

3. Is the small lot a disadvantage?
That depends. For someone who doesn't want a big yard, it's a practical benefit—less mowing, snow clearing, and general upkeep. But if you're comparing resale potential, smaller lots in Westdale tend to rank low against the wider market, which could matter when you sell.

4. What does "Top 5%" for year built actually mean on this street?
It means only 4 of the 110 homes on Westgrove Way are newer than 1971. Many houses on this street are likely older (1960s or earlier), so 1971 is relatively recent by local standards. However, citywide it's around the median, so it's not especially new overall.

5. How does this property compare to others in its price range?
At $204,000 assessed, it's priced well below the Westdale median of $307,400. Within that price bracket, you'd typically find older, smaller homes—and this one's build year is a bit better than average. The trade-off is the lot size, which is unusually small even for entry-level properties.