326 Rouge Road – Property Summary
Key Characteristics & Buyer Fit
This is a 1964 bungalow-style home with 1,244 square feet of living space on a 5,531-square-foot lot. Its assessed value is $335,000.
The property sits near the middle of the pack across most metrics. On its own street, it ranks in the top third for living area and land size, but falls slightly below the neighborhood average for assessed value and lot size. The home is older than many nearby properties (built in 1964 vs. a neighborhood average of 1966), but not dramatically so. Citywide, it's firmly average in living area, land area, and age—nothing stands out as unusually large, small, new, or old.
The appeal here is practicality, not prestige. Buyers get a house that's broadly comparable to its neighbors, without paying a premium for a top-tier lot or recent renovation. It would suit someone who wants a solid, mid-range home in an established Winnipeg neighborhood (Westwood), and who isn't looking for a fixer-upper or a showpiece. It's also a reasonable fit for first-time buyers or those trading up from a smaller property, because the numbers suggest predictable resale value—it's unlikely to be the most or least expensive home on the block.
One less obvious angle: the land-to-house ratio is relatively generous (5,531 sqft lot with 1,244 sqft of living space), which leaves room for future expansion or outdoor living. Conversely, the below-average assessed value relative to the neighborhood could signal that the home needs some updating—or simply that the market hasn't pushed prices here as high as in other parts of Westwood.
Frequently Asked Questions
1. How does this home compare to others on Rouge Road specifically?
It's slightly above average for living area and land size, but below average in assessed value. Out of 125 comparable homes on the street, it ranks 44th for living space (top 35%) and 83rd for assessed value (top 66%). So it's not the cheapest or the smallest, but it's not a standout either.
2. Is the assessed value of $335k a concern compared to the neighborhood average of $392k?
It's worth noting but not necessarily a red flag. The gap suggests the home may have less updated finishes, a different layout, or a smaller structure than the neighborhood norm. It could also mean the property is priced to reflect its condition. A home inspection and a look at recent comparable sales in Westwood would clarify whether this is an opportunity or a warning.
3. What's the land like? Is the 5,531 sqft lot considered small or large?
It's average for the street (top 36%) but below average for the Westwood neighborhood, where lots tend to be around 6,491 sqft. Citywide, it's also slightly undersized. So you're getting less yard than many nearby homes, but still a typical suburban lot—enough for a garden, a small playset, or a patio.
4. The home was built in 1964. What should a buyer watch for with a home this age?
Common issues in Winnipeg homes from that era include older electrical systems (knob-and-tube or aluminum wiring), lead or galvanized plumbing, single-pane windows, and possibly asbestos in insulation or ceiling tiles. The furnace, roof, and foundation condition are also worth checking. None of these are dealbreakers, but they're part of the due diligence for a 60-year-old house.
5. How does this property rank citywide?
It's solidly average. For living area, it's in the top 46% of 194,458 comparable homes. For assessed value, top 59%. For year built, top 54%. Land area is top 42%. In short, it's a middle-of-the-road Winnipeg home—nothing flashy, but nothing alarming either.