454 Rouge Road – Property Summary
Key Characteristics & Buyer Fit
This is a 1,058 sqft home built in 1964 on a 5,299 sqft lot in Winnipeg’s Westwood neighbourhood. The living area is below average both on the street and in the area—ranked in the bottom quarter locally—though it sits near the citywide median. The assessed value of $333,000 is around average for Rouge Road but notably below the neighbourhood and city averages, which sit closer to $390,000. The lot is on the smaller side for the area but roughly typical for the city overall. The property’s appeal lies mainly in its relative affordability compared to surrounding homes. It would suit a buyer who is willing to accept a smaller floor plan and lot in exchange for a lower entry price in a stable, established neighbourhood. This isn’t a home that stands out on paper, but it may appeal to someone looking for a more modest footprint—perhaps a downsizer, a first-time buyer priced out of larger nearby options, or an investor focused on cash flow rather than appreciation potential. The age and condition of the home (not detailed here) would be the deciding factors.
Frequently Asked Questions
1. How does this home compare to others on the street?
It ranks 107th out of 125 homes on Rouge Road for living area (below average) and 87th for assessed value (around average). The lot ranks 90th, also below the street average. It’s one of the smaller and lower-valued properties on the block.
2. Is the Westwood neighbourhood generally expensive?
Westwood skews above the city average in both living area and assessed value. This home’s value is about 15% below the neighbourhood average, meaning it’s one of the more affordable options within that area.
3. What does the lot size mean practically?
At 5,299 sqft, the lot is roughly 18% smaller than the neighbourhood average. It’s still a standard city lot in Winnipeg—enough for a house, driveway, and small yard—but not generous by local standards. If outdoor space is a priority, comparable homes nearby tend to offer more.
4. Why is the assessed value lower than the neighbourhood average?
The smaller living area and lot are the main drivers. Assessed value is based on size, age, location, and condition. This home is also slightly older than the neighbourhood average (1964 vs. 1966), but the bigger factor is its size relative to nearby properties.
5. Who would this property not suit?
Buyers looking for a large family home, a big yard, or a property that immediately matches neighbourhood averages in size and value may find it disappointing. It’s not a standout in any metric—it’s a budget-conscious choice in a more expensive area, not a premium pick.