165 Westgrove Way – Property Summary

Key Characteristics & Buyer Profile

This is a 1,012 sqft home built in 1971 on a 1,732 sqft lot in the Westdale neighbourhood of Winnipeg. Its most notable feature is the land: the lot is significantly smaller than both the neighbourhood average (5,168 sqft) and the citywide average (6,570 sqft). The assessed value sits at $212,000, which is below average for Westdale ($307,400) and well below the citywide median ($390,100).

The appeal here is straightforward: this is an entry-level price point in a desirable neighbourhood. The small lot means less outdoor upkeep, and the below-average assessment suggests the property has not been fully renovated or expanded—offering room for sweat equity or a more modest purchase. It ranks in the top 5% for year built on its street, meaning it's one of the newer homes on Westgrove Way, but with a 1971 build it's not considered new by city standards.

This property would suit a first-time buyer or downsizer who wants to live in Westdale without paying for a large lot or a fully updated home. It may also appeal to someone looking for a project—the lower assessment relative to the area suggests potential upside with cosmetic or structural upgrades, though the small lot limits expansion possibilities. Buyers who value location over square footage or yard space will find this most interesting.

Five Possible FAQs

1. Why is the assessed value so low compared to the neighbourhood average?
The neighbourhood average is pulled up by larger, more updated homes on bigger lots. This property's smaller lot (1,732 sqft vs. 5,168 sqft neighbourhood average) and modest living area are the main factors. The assessment reflects what the house is, not what the area "should" cost.

2. Can I add an extension or build a garage?
The lot is very small—bottom 5% in the neighbourhood and nearly the smallest in the city. Before planning any additions, check local zoning setbacks and lot coverage limits. It's likely you're more constrained here than a typical Westdale property.

3. How does the living area compare to similar homes?
On its own street, it's above average (top 17%). In the neighbourhood, it's roughly average (top 54%). Citywide, it falls below average (top 73%). So it's a comfortable size for its immediate area but compact by Winnipeg standards.

4. Is the 1971 build a concern?
Not necessarily—many homes from this era are well-built. The year ranks highly on the street (top 5%), meaning nearby homes are similar or older. But without knowing the specific condition of mechanicals, roof, windows, and foundation, it's worth a thorough inspection. The year alone doesn't tell the whole story.

5. What does "top X%" mean in these rankings?
It means the property ranks better than that percentage of comparable homes in that category. For example, "top 17%" on living area means it's larger than 83% of homes on the same street. Higher percentage = better rank. For assessed value, "top 33%" means it's higher than 33% of street-level homes—not a standout, but not the lowest either.