193 Westgrove Way – Property Summary
Key Characteristics & Buyer Profile
This is a 1972-built home with 880 square feet of living space on a notably large 8,976-square-foot lot. The property sits in Westdale, Winnipeg, and the data tells a story of contrast: the lot is the standout feature, while the house itself is modest in size compared to neighborhood and city averages.
Where the appeal lies: The land. This lot ranks in the top 5% on its street and in its neighborhood, and the top 8% city-wide. For buyers who value outdoor space, gardens, future expansion potential, or simply more privacy than a typical infill lot offers, this is the draw. The assessed value ($377,000) is well above the street average of $230,800 and the neighborhood average of $307,400, which reflects that lot value more than the home’s size.
What type of buyers it would suit: Someone who prioritizes land and location over square footage. It could work for a buyer looking to renovate or eventually build a larger home—the lot provides room to work with. It may also suit someone downsizing from a larger house who still wants a decent yard, or someone who wants lower-than-average living space in exchange for a premium outdoor footprint. It’s worth noting that while the house is ranked low for living area city-wide (top 85%), the assessed value sits around average (top 45%), suggesting the land is doing most of the heavy lifting in terms of market worth.
A less obvious perspective: Buyers focused on square footage might overlook this property, but the numbers suggest it’s not priced as a starter home. The land value creates a floor that typical small homes don’t have. That could be a hedge against depreciation in a softer market, but it also means the price-per-square-foot will be higher than nearby houses with similar living area but smaller lots.
Frequently Asked Questions
1. Is the 880 square feet considered small for this area?
Yes, relative to the neighborhood. The average living area in Westdale is 1,029 square feet, so this home is about 15% smaller. On its own street, it’s closer to average (street average is 935 square feet).
2. Why is the assessed value so high compared to the street average if the house is small?
The assessed value reflects the land. The lot is roughly three times the average size on the street (8,976 sqft vs. 2,961 sqft). Even with a modest house, the land brings the total value up significantly.
3. When was the house built, and is that considered old?
It was built in 1972. That’s around the neighborhood average (1971) and city-wide average (1966). It’s not exceptionally old, but it’s not new either—expect systems and finishes typical of that era unless updated.
4. Is this property good for someone who wants to renovate?
Potentially. The lot gives room to add on or rebuild. But the house itself is smaller, so if you’re looking to expand the footprint, you’d need to factor in foundation and structural work. For a full reno of the existing space, the lower square footage means less area to update, which could save money.
5. How does this property compare to homes in similar price ranges city-wide?
At $377,000 assessed, it’s near the city-wide average of $390,100 for comparable homes. But most of those homes have larger living areas (avg 1,342 sqft) on smaller lots. This property is a trade-off: less indoor space, much more outdoor space.