6 Westgrove Way – Property Summary
Key Characteristics & Buyer Profile
This 1,050 sqft home, built in 1969, sits on a 5,429 sqft lot in Winnipeg’s Westdale neighbourhood. The standout feature is its lot: on Westgrove Way, it ranks in the top 21% for land area, and the street average is just 2,961 sqft—so this property offers nearly double the typical yard. The assessed value of $339k also sits well above the street average of $230.8k, ranking in the top 13% locally.
The living area is slightly above average for the street but below the citywide norm, and the home is one of the older ones on the block (ranked 109th out of 110 on Westgrove Way). The appeal here isn’t a turnkey, modern interior—it’s the land-to-value ratio. A buyer gets a large lot in a street where homes generally have smaller yards and higher assessed values per square foot, which suggests potential for expansion, landscaping, or simply enjoying outdoor space without paying a premium for a fully updated house.
This property would suit buyers who value yard space over a newly renovated interior—families who want room for kids or gardening, or someone open to a renovation project in a location where land is scarce relative to house size. It’s less suited for someone seeking a low-maintenance, move-in-ready home or a compact lot.
Frequently Asked Questions
1. Why is the assessed value so much higher than the street average if the house is older?
The assessed value reflects both the land and the structure. On Westgrove Way, homes tend to have much smaller lots (average 2,961 sqft), so a 5,429 sqft lot here is uncommon. The assessed value likely captures that land premium. It doesn’t necessarily mean the house itself is in pristine condition.
2. The land area is larger than the street average but smaller than the citywide average—what does that mean practically?
On your street, you’ve got one of the bigger yards. But across Winnipeg, 5,429 sqft is around the middle of the pack. So you’re not getting an estate-sized lot, but you’re well above what’s typical for this specific block. That can matter for resale: buyers looking in this area may be specifically after a larger lot.
3. The house is from 1969—are there common issues to expect?
Homes of that era in Winnipeg often have original plumbing (galvanized steel or copper), older electrical panels (60-amp or 100-amp service), and possible asbestos in floor tiles or insulation. Foundation condition and window efficiency are also worth checking. It’s not a red flag, but a thorough inspection is wise.
4. How does the living area compare to other homes I might look at in Westdale?
In the Westdale neighbourhood, average living area is 1,029 sqft, and this home is 1,050 sqft—right around typical. It’s not cramped, but it’s also not spacious by city standards. If you’re comparing homes within Westdale, this one won’t feel unusually small or large.
5. The rankings show “top 13%” for assessed value on the street—does that mean I’m overpaying?
Not necessarily. It means the assessed value is high relative to neighbours, but assessed value isn’t the same as market price. It often reflects land value, recent sales, or improvements. If you’re buying, you want to check recent sale prices on the street to see if $339k lines up. The high assessed value could also mean lower property tax relative to market value, depending on how the city calculates it.