About This Property
Key Characteristics & Appeal
This is a 1,397-square-foot home built in 1964 on a 5,534-square-foot lot, located on Rouge Road in Winnipeg's Westwood neighbourhood. Its living area is above average compared to other homes on the same street, ranking in the top 22% locally. The lot size also stands out on the street, ranking in the top 31%—meaning this property offers noticeably more interior space and a slightly larger yard than many of its immediate neighbours. However, compared to the broader Westwood area, the lot is on the smaller side, and the assessed value is below the neighbourhood average, ranking in the bottom 16% locally.
The appeal here is subtle. You’re getting more square footage per dollar than the surrounding area typically offers, and the home sits on a street where comparable properties are valued higher on average—suggesting the street itself carries solid baseline demand. The year built (1964) is typical for the neighbourhood, so you’re not dealing with an outlier in terms of construction era.
This property would suit a buyer who values interior space and lot size over a pristine, turnkey finish—or someone comfortable with a home that may need updates, given its lower assessed value relative to the area. It could also work for an investor or buyer looking for a property slightly under the neighborhood median, leaving room for value growth through renovations or market appreciation.
Frequently Asked Questions
1. Why is the assessed value below average when the living area is above average?
Assessed value factors in more than just square footage—it also reflects overall condition, updates, finishes, and market sales of comparable homes. A home with more space but lower value often indicates it may need cosmetic or mechanical work compared to others sold nearby.
2. Does the smaller-than-average land area in Westwood matter for resale?
It depends on the buyer. On Rouge Road itself, the lot is above average, so neighbours aren't setting a higher standard. But in the broader neighbourhood, many lots are larger—around 6,500 sqft—so future resale may attract buyers who specifically want more yard space. It’s worth noting that smaller lots can appeal to those wanting less maintenance.
3. How do the rankings work exactly?
The rankings compare this property against other single-family homes within the same scope (street, neighbourhood, or city). For land area, a higher rank means a larger lot. For year built, newer is better. For assessed value, higher is better. The “Top X%” means the home ranks higher than that percentage of comparable homes—so Top 22% for living area means it’s larger than 78% of homes on the street.
4. Is the home likely to feel dated given it was built in 1964?
Not necessarily. 1964 is extremely common in Westwood—the neighbourhood average is 1966. Many homes from this era have been updated over time. The average year built across the entire city for similar homes is also 1966, so this home fits right in. It’s more useful to look at the assessed value relative to area median to gauge whether updates have been made.
5. What does “neighbourhood level” mean in this context?
The neighbourhood level here refers to the Westwood area, which includes the cluster of homes most similar to this one within the broader community. It’s a more localized comparison than citywide, but broader than just Rouge Road. This is helpful for understanding how the property stacks up against homes you might actually walk past or drive by.