Property score
47.6
Below average
Overall 47.6 · Compared with neighbourhood average
1,012 sqft (bottom 46%) · Built in 1971
Located in a above-average income area with median household income of ~63.2k
Transit 64.0 · 5-min walk to transit with 2 nearby routes · Within 500m: 1 school, 1 healthcare facility, 2 shops, and 1 park nearby
Living Area
Near average
2% smaller than neighborhood avg.
Year Built
Near average
0 yrs newer than neighborhood avg.
Mother tongue
English · 87%Punjabi · 21%
Past 10 years Westdale sales snapshot (~80% of all data)
538
375k
$318/sqft
1971
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47.6 is composed by the two sections below.
Property Score
Community Score
Westdale
How to read: Share of sales in each ~$50k price band for “westdale” (Detached houses (non-condo), 2024). The tallest band is the mainstream budget range; multi-year view shows how that band shifts over time.
Sales-to-New-Listings
1,196
sold
1,852
new listings
Manitoba Real Estate Association March public data on New Listings and Properties Sold across Manitoba
Sold Above Asking
Majority sold above asking
68 of 104 sold above asking · Manually compiled from MLS Winnipeg sold listings, May 4 – May 10, 2026
With a Sales-to-New-Listings ratio of 64.6% and 65% of homes selling above asking price, demand is clearly outpacing supply. Buyers are competing, which is putting upward pressure on prices.
Dissemination area (DA) — Statistics Canada 2021 Census · Area: #46111077
$63K
Median household income
$59K
Average household income
30%
Low income (LIM-AT)
0.3
Income inequality (Gini)
3.6
P90 / P10 ratio
12%
Single-person households
22%
Families with children
Figures are for the census dissemination area containing this listing location; sources and margins may apply per Statistics Canada.
Rank by land area, larger = better rank
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: fill length ≈ share of peers you outperform. Fill color reflects tier (red / blue / amber / gray). “Avg” is a rough median benchmark for comparable homes in that scope.
To see this property on a map next to nearby houses—and compare year built, living area, assessed value, and lot size in detail—open the neighbourhood analysis page.
Nearby stops, routes & transit score
Dining, education, healthcare, shopping & more
104 Westgrove Way — 8 amenities found within 500 m, across 6 categories, including 1 education (nearest 198 m), 1 healthcare (nearest 318 m), 2 shopping (nearest 345 m).
Westdale · WPS public data · 2026
Annual incidents
17
2026
vs. city avg
-42%
relative to avg
Year-over-year
▼ -91%
vs. prior year
Primary type
Violent
53%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 36% | Bottom 8% | Bottom 9% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
This is a 1,012 sqft home built in 1971, with a lot size of 2,242 sqft. On its street, it ranks well above average for both living area (top 17%) and assessed value (top 25%), and it’s in an elite position for year built (top 5% – one of the newer homes on the block). This suggests the house is a solid, well-kept option within a small street that doesn’t have many newer builds.
The catch is in the wider context. Within the Westdale neighbourhood, this property falls below average for assessed value (bottom 6%) and lot size (bottom 5%). The neighbourhood average lot size is over double this one (5,168 sqft vs. 2,242 sqft), and the neighbourhood average assessed value is significantly higher ($307,400 vs. $221,000). Citywide, the same pattern holds: the property is below average in value, lot size, and living area.
Where the appeal lies: You’re getting a home that is competitive and well-regarded on its immediate street, but it’s not a particularly large or premium property by local or city standards. The appeal is likely in value for money – you may get a newer build (for the street) without the premium price tag of the larger Westdale homes around you. It’s practical, not flashy.
Who it suits: This will likely suit a buyer who values being in the Westdale area but is priced out of the larger, older character homes common there. It could also work for an investor or first-time buyer looking for a turnkey home on a good street without paying a premium for land or square footage. If you’re seeking a large lot or a home that stands out in the neighbourhood, this probably isn’t it.
Why is the assessed value so low compared to the rest of Westdale?
The primary driver is the small lot size (2,242 sqft), which is less than half the neighbourhood average. Assessed value is heavily influenced by land value in this area, and smaller lots typically carry a lower assessment.
Is the small lot a disadvantage?
It depends on your priorities. If you want a large yard, garden space, or room for additions, yes. But it also means less upkeep, lower property taxes, and likely a lower purchase price than neighbouring homes. It’s a trade-off, not a flaw.
What does “top 5% for year built” on the street mean in practice?
It means most other homes on Westgrove Way were built before 1971. Your home is one of the newest on the block. This could translate to more modern construction standards, wiring, and plumbing compared to older stock, but it’s still a 50+ year old home, so don’t expect brand-new finishes.
How does the living area compare to similar homes in the area?
On its street, it’s above average (1,012 sqft vs. 935 sqft avg). But citywide, it falls below average (1,342 sqft avg). It’s not a small home, but it’s not spacious by Winnipeg standards. If a bigger living area is critical, you may need to look at other parts of the city.
Should I be concerned about being in the bottom 5% for lot size in the neighbourhood?
Not necessarily, but you should be aware that resale value may be more tied to the condition of the house itself rather than land appreciation. Larger lots in Westdale tend to hold value differently. If you’re planning to stay long-term, this property may appreciate more slowly than the neighbourhood average.
