35 Westgrove Way – Property Summary

Key Characteristics & Buyer Profile

This 1968-built home offers 1,496 square feet of living space, making it notably larger than most properties on its street, in the Westdale neighbourhood, and across Winnipeg. On Westgrove Way, it ranks first out of four homes for size, and within Westdale it sits in the top one percent. Compared to the city at large, it’s in the top nine percent for square footage. The assessed value is $241,000, which is above average for the immediate street but roughly in line with the broader neighbourhood and city medians. The home is older than many nearby properties—Westdale’s average build year is 2008—which means it may appeal to buyers comfortable with a vintage structure or looking to renovate. The appeal lies in the combination of generous interior space and a price point that doesn’t carry a premium for newer construction. This property suits buyers who prioritize square footage and a quieter street over a turnkey finish or the latest build. It may also interest investors or families who see potential in an older home in a well-ranked neighbourhood.

Frequently Asked Questions

1. Why is the assessed value only around average for the neighbourhood when the home is so much larger?
Older homes often have lower assessed values than newer ones of similar size, because assessment formulas weigh factors like age, condition, and recent sale prices of comparable builds. In Westdale, where many homes were built after 2000, this property’s 1968 construction pulls its value closer to the neighbourhood median despite the larger floor plan.

2. What does it mean that the home ranks #1 in living area on the street but #171 in year built in the neighbourhood?
This simply highlights a trade-off: you get the most square footage on your block, but you’re buying one of the older homes in Westdale. For some buyers, that’s a worthwhile balance—more room now, with the option to update gradually.

3. Is the living area measurement likely to include finished basement space?
The provided figure of 1,496 sqft likely refers to main and upper-floor living area only, as is standard in MLS-style listings. Finished basements are usually listed separately. If you need exact breakdowns, checking the floor plan or asking the listing agent is best.

4. How does the property compare to others that sold recently on the same street?
On Westgrove Way, there are only four comparable homes. This one has the largest living area and the highest assessed value, but also the second-oldest build year (tied with the average on the street). Recent sale data would give a clearer picture, but the street-level rankings suggest limited direct competition.

5. What type of renovation or update would add the most value here?
Given the home’s age and size, kitchen and bathroom updates tend to offer strong returns, especially in a neighbourhood where newer homes set the standard. Energy efficiency upgrades—windows, insulation, HVAC—are also practical, since older homes in Winnipeg often lag in this area and utility costs are a real concern for buyers.