Summary of 466 Rouge Road
Key Characteristics & Buyer Profile
This is a 1,058-square-foot bungalow built in 1963, sitting on a 5,199-square-foot lot in Winnipeg’s Westwood neighbourhood. At first glance, the numbers tell a story of a modestly sized home on a slightly smaller-than-average lot—both locally and on its own street. The assessed value of $340,000 is close to the street average, but noticeably below the community and city medians, which sit just under $400,000.
The appeal here is not about ticking every size or finish box; it’s about relative value in a reasonably established area. For a buyer who isn’t chasing maximum square footage or a newly renovated shell, this property represents an entry point into a neighbourhood where most comparable homes are priced higher. The home is older, but it’s not an outlier in terms of vintage—its build year is near the median for both Westwood and Winnipeg as a whole. That suggests any deferred maintenance is likely typical for the area, not a sign of unusual neglect.
This property would suit a buyer who is practical, budget-conscious, and willing to see past surface-level comparisons. It’s a strong fit for someone who wants to get into a stable residential area without paying a premium for additional space they may not need. First-time buyers, downsizers looking for a manageable single-floor living space, or investors who are comfortable with updates over time would likely find this listing worth a closer look. The quieter appeal lies in its ordinariness—it’s not trying to be the best house on the street, which often means less competition and a more realistic price point.
Five Possible FAQs
1. How does the property’s size compare to similar homes nearby?
The living area is 1,058 sqft, which is about 16% smaller than the street average and 23% smaller than the community average. The lot is also slightly undersized but falls right at the city-wide median. In plain terms: you're getting a smaller home on a typical Winnipeg-sized lot.
2. Is the assessed value of $340,000 in line with the market?
Locally, it’s very close to the street average but roughly 13% below the Westwood average. Across the city, it sits about 13% below the median as well. This suggests the assessment reflects a property that’s priced to its actual size and age rather than inflated by area demand.
3. What’s the condition of a home built in 1963?
The listing doesn’t specify condition, but the build year is typical for the neighbourhood. Buyers should expect a home that’s roughly 60 years old, so a home inspection is strongly recommended. Mechanicals, windows, and roofing are worth close attention, as these are common replacement items in homes of this era.
4. How does this property compare to others on Rouge Road specifically?
On this street, the home ranks in the lower third for living area and lot size, and near the bottom for build year. However, it’s fairly average in assessed value for the street. So while it’s not the most spacious or newest house on the block, it’s not the cheapest-looking either, from a tax standpoint.
5. Who typically buys homes like this in Westwood?
This area tends to attract a mix of families, older couples, and first-time buyers. Homes in this price and size range often sell to people who prioritize location over condition, or are comfortable doing gradual renovations. It’s not a flashy property, but it’s a solid, livable entry into a well-established neighbourhood.