138 Westgrove Way – Property Summary

Key Characteristics & Buyer Profile

This is a 1,012-square-foot home built in 1971, on a 1,560-square-foot lot. Its standout feature is its age: on Westgrove Way, it ranks in the top 5% for year built, meaning it’s one of the newer homes on the street. That said, the property is a study in contrasts. The living area is above average locally (top 17% on the street) but below average citywide. The lot is modest—especially compared to Westdale and Winnipeg averages—and the assessed value of $187,000 sits well below both the neighborhood and city medians.

The appeal here is practical, not flashy. You’re getting a home that’s newer than most of its immediate neighbors, on a street where many properties have larger footprints and lots. The low assessed value may translate to lower property taxes, which is a meaningful consideration for budget-conscious buyers. This isn’t a home that competes on space or land—it competes on relative newness in an older area and on affordability.

This property would suit a first-time buyer or someone looking for a smaller, lower-maintenance home in a well-established neighborhood. It’s less suited for buyers who need a large lot, a big living area, or a home that “pops” on paper against citywide averages. Think of it as a solid, unassuming entry point into a desirable street, not a showpiece.

Five Frequently Asked Questions

1. How does the assessed value compare to similar homes nearby, and what does that mean for taxes?
The assessed value of $187,000 is below the Westgrove Way average of $230,800 and far below the Westdale neighborhood average of $307,400. In practical terms, this typically means lower annual property taxes than many neighboring homes. However, assessments are based on market conditions at a specific point in time, so it’s worth checking the most recent reassessment cycle in Winnipeg to see if any change is pending.

2. The living area is above average on the street but below average citywide—what does that actually mean for livability?
It means the home is slightly roomier than most others on Westgrove Way, but smaller than the typical Winnipeg house. At 1,012 square feet, it’s a comfortable size for a couple, a small family, or someone living alone. You won’t feel cramped compared to immediate neighbors, but you’ll notice the difference if you’re used to newer suburban homes that often exceed 1,300 square feet.

3. The lot is only 1,560 square feet. Is that a problem for resale?
It depends on the buyer. In Westdale, the average lot is over 5,000 square feet, so this property has significantly less outdoor space. That can be a drawback for families wanting a big yard or gardeners, but it’s an advantage for anyone who wants minimal lawn maintenance. Resale will depend on whether future buyers prioritize land or low upkeep—this home clearly leans toward the latter.

4. What does “ranked top 5% for year built on the street” actually tell me about the home’s condition?
It tells you the home was built in 1971, which is newer than most homes on Westgrove Way. It doesn’t tell you about renovations, maintenance history, or structural condition. A newer build means the original construction is likely more modern than a 1950s home, but you should still get an inspection. The ranking is a useful data point, not a guarantee.

5. Is this home a good investment given the low assessed value and smaller lot?
“Good investment” depends on your goals. If you’re looking for appreciation driven by land value, this property’s small lot limits that upside. But if your goal is affordable homeownership in a stable neighborhood with lower taxes, it’s a practical choice. The home’s relative newness on the street may also mean fewer immediate maintenance surprises than an older fixer-upper. It’s a home to live in and build equity slowly, not a quick-flip candidate.