Property score
46.9
Below average
Overall 46.9 · 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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46.9 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
136 Westgrove Way — 7 amenities found within 500 m, across 6 categories, including 1 education (nearest 155 m), 1 healthcare (nearest 380 m), 2 shopping (nearest 381 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 15% | Bottom 17% | Bottom 14% |
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 34% | Bottom 3% | Bottom 6% |
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 on a 1,560 sqft lot, located in Winnipeg’s Westdale neighbourhood. Its strongest feature is its assessed value relative to the street: at $216k, it ranks in the top 29% on Westgrove Way and sits below the street average of $230.8k—meaning it offers a rare price-to-size advantage on the block. The home is among the newest on the street (top 5% for year built), but its land area (1,560 sqft) is well below both the neighbourhood average of 5,168 sqft and the citywide norm of 6,570 sqft, ranking in the bottom 5% locally.
The appeal lies in buying into a street where you’re getting above-average living space (1,012 sqft vs. 935 sqft street average) at a below-average valuation. This suggests potential for long-term value alignment if the neighbourhood sees upward pressure, but it’s not a “fixer-upper” bargain—the home is relatively newer for the area, so deferred maintenance may be less of a concern. The trade-off is clear: you gain a solid floor plan and a competitive entry price, but you give up yard space. That makes this property best suited for buyers who prioritize interior square footage and location over outdoor space—for example, first-time homeowners, downsizers, or investors looking for a rental with efficient land use. It’s less ideal for families wanting a large garden, or anyone expecting lot appreciation in a city where land values often drive gains.
1. How does the assessed value compare to other homes on the street and in the neighbourhood?
The assessed value of $216k is above the street average of $230.8k (ranked top 29%), but it’s well below the Westdale neighbourhood average of $307.4k (ranked bottom 5%). In context, you’re buying at a street-level discount relative to what similar homes cost on the same block, but the neighbourhood overall has higher-priced stock—so the home itself is an entry-level option within Westdale.
2. Is the small lot a problem for resale?
It depends. On this street, the average lot size is 2,961 sqft, and this home’s 1,560 sqft lot is around average for the street (top 40%). City-wide, however, it’s in the bottom 1% for lot area. Resale will likely appeal to buyers who value location and living space over a large yard—so the market is narrower, but not impossible. The home’s newer construction (1971) and above-average living area help offset the lot constraint.
3. Why is the living area ranked higher on the street but lower city-wide?
Homes on Westgrove Way are generally smaller (average 935 sqft), so this home’s 1,012 sqft stands out locally. But city-wide, most comparable homes average 1,342 sqft, making this property below the city median. The ranking simply reflects the comparison group: it’s a larger home for its immediate street, but a smaller one for the broader market.
4. What does “Top 5% for year built on the street” actually mean?
It means that among the 110 homes on Westgrove Way, only about five were built more recently than 1971. Given that the street average is also 1971, this home is part of the newest cohort on the block. This is relevant because newer construction often means less immediate need for major systems replacements (roof, furnace, windows), though a 1971 home is still over 50 years old—so it’s “new-ish” by local standards, not new by modern ones.
5. Should I expect the assessed value to rise now that I own it?
Assessed value is based on market conditions and comparable sales, not purchase price. This home’s current assessment is already below the street average, so there’s some upward room—but the small lot and neighbourhood rank (bottom 5% in Westdale) will likely cap it. Value growth will depend more on street-level demand and whether larger neighbouring properties pull values up, rather than on the home’s own characteristics.
