133 Westgrove Way – Property Overview

Key Characteristics & Appeal

This is a compact, modestly sized home built in 1971, with 878 square feet of living space on a 1,532-square-foot lot. Its standout feature is the construction year: within its own street, it ranks among the earliest homes built (top 5%), which often signals solid original materials and established landscaping. The assessed value sits at $193,000—well below both the Westdale neighbourhood average ($307,400) and the Winnipeg citywide average ($390,100). The living area and land area are both notably smaller than typical for the area, which means lower maintenance and utility costs compared to larger nearby homes.

The appeal here is practical rather than flashy. For someone who wants an affordable entry point into Westdale—a neighbourhood known for its mature trees, walkability, and proximity to the university—this property offers a lower price barrier. It’s also suitable for buyers who prefer a smaller footprint: downsizers, single professionals, or investors looking for a rental with reasonable carrying costs. The land area is very tight by local standards (bottom 4% in the neighbourhood), so there’s limited outdoor space, but the lot is proportionate to the house and unlikely to feel oversized or burdensome.

Frequently Asked Questions

1. How does the assessed value compare to similar homes in the area?
The assessed value of $193,000 is significantly below the Westdale neighbourhood average of $307,400, placing it in the bottom 2% locally. It’s also well under the citywide comparable average of $390,100. This likely reflects the smaller living area and lot size, not necessarily poor condition.

2. Is the small lot a drawback for resale?
For many buyers, yes—especially families wanting yard space. However, smaller lots appeal to those who prioritize low upkeep and don’t need a large garden. In a neighbourhood like Westdale, where lots tend to be much larger (averaging 5,168 sqft), this property stands out as a lower-cost, lower-maintenance alternative.

3. How does the living area rank city-wide?
At 878 square feet, it’s in the bottom 14% of comparable homes across Winnipeg. That’s unusually compact for a detached house, which means rooms are likely smaller and layouts more efficient. It’s worth seeing in person to confirm the flow works for your needs.

4. What does “rank #5 out of 110 on the street” for year built actually mean?
It means only four other homes on Westgway Way were built earlier than 1971. This suggests the home is among the older structures on the block, which can be a plus for buyers who appreciate original character, but may also mean older systems (roof, furnace, windows) that should be inspected closely.

5. Why is the land area ranking so different from the street average versus the neighbourhood average?
On Westgway Way, lots vary widely—the street average is 2,961 sqft, so this property’s 1,532 sqft is close to the middle (top 49%). But in Westdale as a whole, lots are much larger on average (5,168 sqft), making this one of the smallest in the neighbourhood. In short: it’s typical for the immediate street, but unusually small for the broader area.