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
123 Westgrove Way — 6 amenities found within 500 m, across 5 categories, including 1 education (nearest 206 m), 1 healthcare (nearest 398 m), 2 shopping (nearest 415 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%
123 Westgrove Way: We are not showing a transaction history based solely on public data; that does not mean no sale ever occurred. You can still request details by email in the “Data notes” section below—we will look it up manually and reply with the most accurate information available.
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
This 1971 bungalow in Westdale offers 878 square feet of living space on a 1,532-square-foot lot. Its assessed value sits at $179,000.
The property's main draw is its age: built in 1971, it ranks in the top 5% for newer construction on Westgrove Way. In a neighbourhood where many homes date from the same era, this one was built near the end of that cycle, meaning its mechanical systems, foundation, and layout likely reflect late-modern building standards rather than the post-war norms found on older blocks.
Where the property falls short is size—both inside and out. The living area is below the Westdale average and well below citywide norms. The land area is notably small: at 1,532 square feet, it ranks in the bottom 4% of the neighbourhood and near the very bottom citywide. For buyers accustomed to generous Winnipeg lots, this will feel compact.
The assessed value reflects these trade-offs. At $179,000, the home is priced well below the street average of $230,800 and far below the neighbourhood median. This isn't a fixer-upper discount—it's a function of limited square footage and a small lot in a higher-value area.
This property suits: Buyers who prioritize location over footprint. Someone looking for a lower-entry point into Westdale—a well-regarded central neighbourhood—without needing a large yard or sprawling floor plan. It may also appeal to downsizers who want a manageable single-storey home with reasonable construction quality for its age, or investors seeking a rental property with below-median carrying costs in a stable area. It is not well-suited for families needing space or buyers who expect a typical Winnipeg lot.
1. Why is the assessed value so much lower than the street average?
The street average is pulled upward by larger homes on bigger lots. This property's assessed value aligns with its smaller living area (878 sq. ft.) and compact lot (1,532 sq. ft.), both of which are well below typical Westgrove Way figures. The assessment reflects the physical reality of the home, not its condition or desirability.
2. How does the small lot affect resale?
Tight lots appeal to a narrower buyer pool—chiefly those who want minimal outdoor maintenance or a lower purchase price in a desirable area. Resale may take longer than a standard-sized lot, but the lower entry cost can also attract buyers priced out of larger properties nearby. It's a trade-off, not a flaw.
3. Is the 1971 build considered old for Winnipeg?
No. The citywide median year built is 1966, so this home is slightly newer than average. On Westgrove Way, where many homes date to the late 1960s and early 1970s, this property ranks among the newer options. Buyers should still budget for updates to major systems depending on prior maintenance.
4. What's the neighbourhood like for amenities?
Westdale is a mature, established area with convenient access to shopping, schools, and transit. The compact lot means less outdoor space, but the neighbourhood's walkability and proximity to amenities partially offset that—assuming outdoor living isn't a top priority.
5. Could I add on to this home?
That depends on zoning setback requirements and the existing lot dimensions. With only 1,532 square feet of land, there's limited room for expansion. An addition or garage would likely require a variance. A home inspection and a quick call to the city's planning department would clarify what's possible before making an offer.
