137 Westgrove Way – Property Summary

Key Characteristics & Buyer Fit

This is a 1971 bungalow or split-level (878 sqft of living space) on a 2,334 sqft lot in Winnipeg’s Westdale neighbourhood. Its standout feature is the year built—it’s among the newest homes on the street, ranking in the top 5%. The assessed value of $215,000 is above average for Westgrove Way but well below the Westdale neighbourhood average and the citywide median. In other words, you’re buying a newer-build home in an older, more established part of town, at a price point that undercuts most of the surrounding area.

The appeal here is value relative to age. You get a home built in the early ‘70s—often with better insulation, wiring, and foundation standards than a 1950s or 1960s property—without paying the premium typically attached to newer construction in this neighbourhood. The land is modest (2,334 sqft), which is small even by street standards, but that keeps the property more affordable and lower-maintenance.

This would suit a buyer who prioritizes a solid, reasonably modern structure over a large yard or square footage. First-time homeowners, downsizers, or anyone looking for a low-landscape commitment in a central-west Winnipeg location should take a look. It’s less suited to families wanting a big lot or buyers seeking a “fixer-upper” bargain—the assessed value is firm, not distressed.

Five Possible FAQs

1. How does the property’s size really compare to others nearby?
On the street, the living area (878 sqft) is close to the average of 935 sqft—it’s not cramped by local standards. But compared to the Westdale neighbourhood average (1,029 sqft) and the citywide average (1,342 sqft), it’s significantly smaller. The lot is also small: 2,334 sqft, versus the Westdale average of 5,168 sqft. So expect a compact footprint both inside and out.

2. Is the assessed value of $215,000 a buying opportunity?
It’s a nuanced yes. The property is assessed above the street average ($230.8k), meaning it’s already among the higher-valued homes on Westgrove Way. But it’s well below the neighbourhood average ($307.4k). So you’re getting a newer-build home at a price that’s almost $100,000 less than typical Westdale homes. The catch is the land—small lots in this area generally appraise lower, which is why the value lags the neighbourhood.

3. What does “Top 5% for year built” actually mean in practice?
It means only 5 out of 110 homes on this street are newer than 1971. In Westdale, homes from the 1960s and earlier are common, so a 1971 build often means better electrical panels, updated plumbing codes, and modern window sizing. It doesn’t guarantee a recent renovation, but the structural baseline is higher than a house from the 1940s or ‘50s.

4. How maintenance-heavy would a 1971 home be?
Not unusually so for a home of this era. The major systems (roof, furnace, windows, foundation) are now 50+ years old unless they’ve been replaced. Buyers should budget for a home inspection that checks the original mechanicals. The upside: post-1970 homes in Winnipeg often have poured concrete foundations rather than fieldstone or block, which are more prone to moisture issues.

5. Is Westdale a good fit for someone who doesn’t want a big yard?
Yes, and that’s part of the property’s quiet logic. The 2,334 sqft lot is small by Westdale standards, where many homes sit on plots of 4,000 to 6,000 sqft. That means less mowing, less snow clearing, and lower property taxes tied to land value. It’s a practical choice if you value a manageable outdoor space over a sprawling lawn.