470 Rouge Road – Property Summary
Key Characteristics & Buyer Profile
This is a 1,482 sqft home built in 1964 on a 5,299 sqft lot in Winnipeg’s Westwood neighbourhood. Its main appeal is space: the living area is above average both on its street and in the wider neighbourhood—ranking in the top 18% on Rouge Road and top 29% in Westwood. The assessed value, however, sits noticeably below the neighbourhood average ($330K versus $392K), and the lot size is smaller than typical for the area. This combination of generous interior space at a comparatively accessible price point makes it a practical option for buyers who prioritize square footage over lot size or location prestige. The home would suit someone looking for a solid mid-century build with room to spread out, especially first-time buyers or families on a budget who aren’t fazed by a smaller yard and don’t need a high-status address. Less obviously, the below-average valuation relative to the neighbourhood suggests there may be room for modest equity growth if the market trends up—but it also reflects that this property is priced to compete, not to lead.
Frequently Asked Questions
1. Why is the assessed value below average when the living area is above average?
Assessed value considers more than just square footage—it factors in condition, finishes, lot size, and location desirability. In this case, the smaller lot and possibly older or more basic finishes likely offset the larger interior. The home ranks well for size but not for value, which is a common pattern for properties that haven’t been recently updated.
2. How does the lot size compare to other homes in Westwood?
The 5,299 sqft lot is below the neighbourhood average of 6,491 sqft, ranking in the bottom 18% locally. Citywide, it sits closer to the middle (top 48%). If you want a large yard for gardening or expansion, this may feel tight—but it also means less maintenance.
3. Is the year built a concern for this property?
Built in 1964, it’s around the median for both the street and the city. Mid-century homes in Winnipeg often have solid framing and good bones, but may need mechanical updates (furnace, wiring, plumbing) depending on what’s been done. Check for knob-and-tube wiring or original plumbing materials.
4. What type of buyer typically looks at this kind of property?
Buyers who value interior living space over outdoor space, and who are comfortable with a home that hasn’t been “premiumized” by renovations. It’s also a strong candidate for someone who wants to enter the Westwood market without paying the neighbourhood premium for a fully updated home.
5. How should I interpret the ranking data when comparing this home to others?
The rankings show where this property stands relative to similar homes—street, neighbourhood, and city level. For example, top 18% for living area on its street means only about 22 homes out of 125 have more space. But top 86% for value means many homes on the same street are assessed higher. Use the rankings to see where the property overdelivers (size) and where it underdelivers (value and lot), then decide which matters more to you.