10 Westmoreland Road: Property Summary
Key Characteristics and Buyer Profile
This 1,807 sqft home on a 5,235 sqft lot was built in 1989 and carries an assessed value of $497,000. Its main appeal is the generous interior space. It ranks in the top 17% city-wide for living area, meaning it offers significantly more square footage than the typical Winnipeg home in its price bracket. The assessed value at $497k sits just above the street average but below the broader Whyte Ridge neighbourhood average of $529.6k, suggesting a price point that is relatively accessible for the area.
Where the property loses ground is on land. The lot ranks 17th out of 18 homes on the street, making it notably smaller than many neighbours. This creates an interesting trade-off: you get a large house on a compact site. It’s a practical fit for buyers who prioritize indoor room for a family, home office, or entertaining over a sprawling yard. The home is newer than the city-wide average (1989 vs. 1966), which can appeal to those wanting to avoid the maintenance of an older house, though it is slightly older than the Whyte Ridge neighbourhood average (1994). This property would suit a buyer looking for good value on a well-sized, modern-ish home in a solid neighbourhood, who is comfortable with a smaller lot and doesn’t need extensive outdoor space.
Five Frequently Asked Questions
1. How does the home’s value compare to others nearby?
The assessed value of $497,000 is essentially on par with the street average ($495,100) and about 6% below the Whyte Ridge neighbourhood average ($529,600). This means you are paying slightly less than the typical home in the broader area, likely reflecting the smaller lot size and the slightly older construction relative to the immediate neighborhood.
2. Is the lot size a disadvantage?
It depends on your needs. At 5,235 sqft, it’s the second-smallest lot on the street. If you want a deep backyard for a garden, playset, or large shed, this property will feel tight. However, smaller lots often mean less mowing and maintenance, and the compact footprint can be an advantage if you value a manageable outdoor space.
3. How does the age of the home affect maintenance expectations?
Built in 1989, the home is newer than the Winnipeg average (1966) but older than the Whyte Ridge average (1994). Systems like the roof, furnace, and windows may be 20–35 years old depending on replacement history. Buyers should budget for updates to major mechanicals or the roof in the medium term, but the structure is solid by city standards.
4. Why is the assessed value lower than the neighbourhood average despite having more living space?
Living area is only one factor in assessed value. The larger homes in Whyte Ridge often sit on bigger lots (neighbourhood average is 6,175 sqft) and may have higher-grade finishes, newer construction, or more desirable locations within the area. This property’s smaller lot and slightly older build offset the advantage of its generous interior.
5. What type of buyer typically chooses a home like this?
It appeals most to buyers who prioritize interior square footage and a quiet, established street over a large yard or a premium lot. Families needing room for kids and guests, or professionals wanting space for a home office, often find this trade-off worthwhile. It’s also a good option for those looking to enter the Whyte Ridge area at a slightly lower price point than many neighbouring homes.