Property score
49.6
Below average
Overall 49.6 · Smaller than most nearby homes
878 sqft (bottom 27%) · Built in 1971
Located in a high-income area with median household income of ~90k
Transit 64.0 · 7-min walk to transit with 2 nearby routes · Within 500m: 1 school, 1 healthcare facility, 2 shops, and 1 park nearby
Living Area
Below average
15% smaller than neighborhood avg.
Year Built
Near average
0 yrs newer than neighborhood avg.
Mother tongue
English · 90%French · 2%
Past 10 years Westdale sales snapshot (~80% of all data)
538
375k
$318/sqft
1971
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49.6 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: #46111079
$90K
Median household income
$100K
Average household income
6%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.8
P90 / P10 ratio
22%
Single-person households
31%
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
109 Westgrove Way — 6 amenities found within 500 m, across 5 categories, including 1 education (nearest 222 m), 1 healthcare (nearest 373 m), 2 shopping (nearest 401 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 | Bottom 43% | Bottom 4% | Bottom 6% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
This is a 1971-built home with 878 sqft of living space on a 1,532 sqft lot, located in Winnipeg’s Westdale neighbourhood. The property’s strongest feature is its build year: on Westgrove Way, it ranks in the top 5% for newer construction, meaning very few homes on the street are more recent. That said, the living area and lot size both sit below neighborhood and city averages—the lot is especially compact, ranking in the bottom 4% locally and bottom 1% citywide. The assessed value of $191,000 is also well below the street average of $230,800 and the neighbourhood average of $307,400, reflecting both the smaller size and possibly modest finishes or condition.
The appeal here is straightforward: a newer build on a street where most homes are from the same era, at a price point that’s lower than many nearby properties. It suits buyers who prioritize a relatively recent construction over square footage or a large yard—first-time buyers, downsizers, or those looking for a lower-maintenance property in an established neighbourhood. It’s less suited to families wanting generous indoor or outdoor space, or to investors seeking land value appreciation, given the lot size.
1. How does this home compare to others on Westgrove Way?
It’s newer than most (top 5% for year built), but smaller in both living area and lot size. Its assessed value is below the street average, so it’s one of the more affordable options on the block.
2. Is the assessed value of $191,000 a reliable indicator of market price?
Assessed value is a starting point, not a guarantee. It’s based on municipal valuation, which may lag behind current market conditions. Given the home’s size and ranking, it likely reflects a conservative estimate—check recent sales on the street for a truer picture.
3. Why is the lot so small compared to the neighbourhood average?
Westdale’s average lot is about 5,168 sqft, but this property’s 1,532 sqft places it in the bottom 4% locally. This is common for newer infill homes or townhouse-style units on smaller parcels. It means minimal yard maintenance but also limited outdoor expansion potential.
4. What does it mean that the home ranks “top 5%” for year built on the street?
It indicates that only about 5 out of 110 homes on Westgrove Way are newer. For buyers concerned about outdated construction or systems, this is a plus—though the home is still over 50 years old, it’s relatively fresh for the area.
5. Does the low living area ranking affect resale value?
It can, depending on buyer preferences. Smaller homes often sell for less per square foot than larger ones in the same neighbourhood, but they also appeal to a specific segment seeking affordability and lower upkeep. The key is whether the price reflects the size—here, the low assessed value suggests it does.
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