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
Buying a home is more than a transaction. Our Winnipeg real estate agents provide market insights, pricing analysis, and neighbourhood expertise to help you decide with confidence.
Usually replies in a few minutes
Free · No credit card required
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
148 Westgrove Way — 6 amenities found within 500 m, across 5 categories, including 1 education (nearest 148 m), 1 healthcare (nearest 410 m), 2 shopping (nearest 402 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 23% | Bottom 10% | Bottom 11% |
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. Its standout feature is the year built – it ranks in the top 5% on the street, which means the construction is newer than most of its immediate neighbours. On the street level, the living area is above average and the assessed value ($228k) holds up well compared to other homes on Westgrove Way.
But the picture shifts when you zoom out. The lot is modest – it’s on the smaller side both within the Westdale neighbourhood (bottom 5%) and citywide. The assessed value also drops below average at the neighbourhood and city level, which reflects a combination of the smaller land size and the home not reaching the higher price tiers found in the broader area.
The appeal here is practical. The home offers a solid, newer (for the area) floor plan without the premium attached to larger properties in Westdale. For a buyer who values a more recent build and doesn’t need a big yard, this property sidesteps the inflated land costs that drive up prices on neighbouring homes. It’s a good fit for first-time buyers, downsizers, or anyone looking for a manageable footprint in a desirable central Winnipeg neighbourhood without paying for square footage they won’t use. The trade-off is clear: you get a well-built home on a smaller lot, and the value reflects that honesty.
1. Why is the assessed value lower than the neighbourhood average if the house is newer?
The main reason is the land area. In Westdale, property values are heavily influenced by lot size – larger lots command a significant premium. This home sits on 1,560 sqft, while the neighbourhood average is over 5,000 sqft. The smaller land component pulls the total assessed value down, even though the building itself is above average for the street.
2. How does the living area compare to similar homes?
On Westgrove Way, this home is above average – larger than 83% of nearby homes. But at the citywide level, Winnipeg’s average living area is about 1,342 sqft, so this is below that benchmark. It’s a comfortable size for the street, but not big by broader city standards.
3. Is the small lot a disadvantage?
It depends on what you want. If you need a large yard, garden space, or room for expansion, this lot will feel tight. But smaller lots mean less maintenance and lower property taxes. The trade-off is often a lower purchase price relative to neighbouring homes, which can be a real advantage for buyers who prioritize location over outdoor space.
4. How does this home compare to others on Westgrove Way specifically?
It ranks very well: top 5% for year built, top 17% for living area, and top 24% for assessed value. On its street, this is a newer, slightly larger home that holds its value. The main difference from neighbours is the lot size, which is around average for the street (top 40%) but not notably large.
5. Who would this property not suit?
It’s not ideal for buyers who want a large lot for gardening, pets, or future additions, or for those expecting a home that matches the higher assessed values common in Westdale. If land size or resale value relative to the neighbourhood are top priorities, this property may feel like a compromise.
