4 Westfield Drive – Property Summary
Key Characteristics & Buyer Profile
This is a 1,020 sqft home built in 1975 on a 4,222 sqft lot, currently assessed at $252,000. What stands out here isn't the living space or the price—it's the land and the age.
On its street and within the Westdale neighbourhood, this property ranks among the top for both lot size and year built. The lot is the largest on Westfield Drive (top 6%), and the house is one of the newest in the area (top 3% neighbourhood-wide). The living area is average for the street and neighbourhood but below the citywide norm, and the assessed value is below average at every level—street, neighbourhood, and city.
The appeal here is subtle. You're getting a newer-than-average structure in an older-neighbourhood context, paired with a lot that gives you more outdoor space than most nearby homes. The low assessed value relative to the city suggests this could be a more affordable entry point into Westdale, especially if you're willing to work with a smaller interior footprint.
This property would suit a buyer who values yard space over square footage, wants a home that's relatively young compared to its neighbours, and is comfortable with a property that doesn't aim to compete on size or price within the wider city. It's a practical fit for someone looking to establish themselves in a solid neighbourhood without overextending—or for someone who sees potential in a decent lot with a structurally newer home.
Five Possible FAQs
1. How does this home compare to others in Westdale?
It's smaller than the neighbourhood average for living area (1,020 sqft vs. 1,029 sqft) and assessed well below the area norm ($252k vs. $307k). But it's among the newest homes in the neighbourhood (top 3%) and has a lot that's typical for the area. So it's a newer, more affordable option with average land.
2. Why is the assessed value so much lower than the city average?
That reflects both the smaller living area and the local market conditions in this part of Winnipeg. The citywide average for comparable homes is $390k, but that includes larger properties in higher-value areas. This home's value is consistent with its street and neighbourhood context.
3. Is the lot size actually a selling point?
On this street, yes—it's the largest lot. But compared to the wider neighbourhood and city, it's average. So if you want more outdoor space than your immediate neighbours, this delivers. Just don't expect a sprawling yard by Winnipeg standards.
4. What does "Top 3%" for year built really mean in practical terms?
It means the house was built in 1975, while most homes in Westdale are older—the neighbourhood average is 1971. So you're getting a structure that's roughly a decade newer than many nearby houses, which can mean fewer updates needed on major systems like roofing, wiring, or foundation work.
5. How should I interpret the ranking system used here?
The rankings compare this property to similar homes at three levels: street, neighbourhood, and city. A "top 6%" ranking on the street for land area means only one other home on Westfield Drive has a larger lot. The lower the percentage rank, the better the position within that group. Keep in mind these are relative comparisons—a top 33% ranking on the street doesn't mean the same thing as a top 33% ranking citywide.