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 · 6-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
146 Westgrove Way — 6 amenities found within 500 m, across 5 categories, including 1 education (nearest 148 m), 1 healthcare (nearest 406 m), 2 shopping (nearest 399 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 43% | Bottom 6% | Bottom 8% |
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, with an assessed value of $210,000. The property sits on Westgrove Way in the Westdale neighbourhood of Winnipeg.
Where the appeal lies: The home's strongest feature is its year built—ranked in the top 5% on the street, meaning it's newer than most nearby homes. The living area is also above average for the immediate street (top 17%), which gives it a bit more interior space than neighbours. However, the assessed value is noticeably below both the neighbourhood and city averages, landing in the bottom 10% citywide. The land area is quite small—bottom 5% in the neighbourhood and bottom 1% citywide—so this is not a property where you're paying for outdoor space or future subdivision potential.
What stands out differently: Many buyers focus on square footage or lot size alone. Here, the standout is value within the street context. The home is priced around $210k, well below the Westdale neighbourhood average of $307k, yet it's newer than most neighbouring houses. That suggests a potential disconnect between condition, finishes, or perceived desirability versus the structure itself. For a buyer who values a newer build over a big yard, this could represent a relatively affordable entry into Westdale.
Who it suits: First-time buyers who want a house built in the 1970s (rather than a much older fixer-upper) and don't need a large lot. It also suits investors or downsizers looking for a smaller, lower-maintenance property in an established neighbourhood. Buyers who prioritize land size or future development potential should look elsewhere.
1. Why is the assessed value so low compared to the neighbourhood average?
The assessed value of $210k is significantly below the Westdale average of $307k. This often reflects a combination of smaller lot size (1,560 sqft vs. 5,168 sqft neighbourhood average) and possibly less recent renovation or lower finish quality compared to neighbours. The home itself is older than many newer infills in the area, but newer than the oldest stock—so it sits in a middle zone that doesn't command a premium.
2. Is the small lot a problem?
It depends on your needs. The lot is among the smallest in Westdale and citywide. If you want a garden, room for kids to play, or the ability to add an extension, this lot limits those options. But it also means less yard maintenance, lower property taxes (tied to assessed value), and potentially less competition from buyers who prioritize land.
3. How does the living area compare to similar homes nearby?
On Westgrove Way itself, the 1,012 sqft is above average (top 17%). In the broader Westdale neighbourhood, it's around average. Citywide, it's below average. So within the immediate street, you're getting more interior space than most neighbours—but not by a huge margin. It's a comfortable size for a couple or small family, not spacious by city standards.
4. What's the condition of a 1971 home likely to be?
Built in 1971, the home is over 50 years old. Without an inspection, you'd want to check for typical issues of that era: original mechanicals (furnace, electrical panel), window replacement status, plumbing (galvanized pipes or copper), and insulation levels. The fact that the assessed value is low relative to the neighbourhood may indicate less updating has been done, but the newer construction relative to older homes on the street could mean better original framing or foundation standards.
5. Is this a good investment for resale?
The small lot and below-average assessed value relative to the neighbourhood could mean slower appreciation compared to larger-lot homes in Westdale. However, if you improve the interior or update finishes, the low entry price leaves room for value-add. The location in Westdale—a established Winnipeg neighbourhood—offers stable demand. It's less likely to see rapid gains, but also less likely to drop sharply.
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