Property score
39.2
Below average
Overall 39.2 · Smaller than most nearby homes
878 sqft (bottom 27%) · 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
Below average
15% 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
Buying a home is more than a transaction. Our Winnipeg real estate agents provide market insights, pricing analysis, and neighbourhood expertise to help you decide with confidence.
Usually replies in a few minutes
Free · No credit card required
39.2 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
132 Westgrove Way — 8 amenities found within 500 m, across 6 categories, including 1 education (nearest 159 m), 1 healthcare (nearest 373 m), 2 shopping (nearest 377 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 19% | Bottom 2% | Bottom 5% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
This is a compact, older home on a small lot in Winnipeg’s Westdale neighbourhood. The living area is 878 square feet—slightly below the street average but noticeably smaller than both the neighbourhood and city medians. The assessed value of $178,000 is significantly lower than the street, area, and city averages, ranking near the bottom in all three categories. The home was built in 1971, making it one of the older properties on Westgrove Way—but only slightly older than the citywide median. The land area is 1,380 square feet, which is well below typical lot sizes at every level.
Its main appeal lies in affordability. The low assessed value reflects a lower purchase price and likely lower property taxes compared to neighbours. For a buyer who values location over square footage or outdoor space, this could be a sensible entry point into Westdale. The smaller footprint also means lower maintenance and utility costs. It would suit first-time buyers, downsizers, or investors looking for a budget-friendly property in an established neighbourhood—provided they are comfortable with a modest home on a compact lot.
1. Is the low assessed value a sign of poor condition?
Not necessarily. Assessed value reflects market value relative to comparable homes, not condition. A lower value can also stem from the smaller size, older age, and compact lot. A home inspection would clarify actual condition.
2. How does the small lot affect outdoor use?
At 1,380 square feet, the lot is much smaller than typical for the area. There is room for basic landscaping or a small patio, but not for a large garden, shed, or expansive yard. It’s suited to buyers who prioritize indoor space or low outdoor upkeep.
3. Is this a good property for an investment or rental?
Potentially, if the purchase price is low enough. The below-average living area and lot size may limit appeal to some tenants, but the affordable entry cost and lower carrying costs could produce reasonable cash flow—especially if the home is in decent shape.
4. How does the 1971 build compare to newer homes?
The home is 53 years old, which is typical for the city and slightly older than the street median. This era of construction often has solid framing but may need updates to windows, insulation, or mechanicals. Buyers should budget for possible upgrades.
5. What makes this property stand out from others on the street?
It offers a rare combination: one of the lowest assessed values on Westgrove Way and one of the smallest lots. For a buyer who wants to be on this street without paying a premium for a larger home or yard, it is a distinct option—though not one that will suit everyone.
Radar charts, rankings, and side-by-side layouts work best on a larger screen. Open this page on a desktop browser for the full experience.
