Property score
56.7
Fair
Overall 56.7 · Smaller but newer than most nearby homes
864 sqft (bottom 22%) · Built in 1973 (2 yrs newer than avg)
Located in a high-income area with median household income of ~90k
Transit 76.0 · 2-min walk to transit with 2 nearby routes · Within 500m: 2 schools, 3 parks, and 2 sports facilitys nearby
Living Area
Below average
16% smaller than neighborhood avg.
Year Built
Above average
2 yrs newer than neighborhood avg.
Mother tongue
English · 88%Chinese · 1%
Past 10 years Westdale sales snapshot (~80% of all data)
538
375k
$318/sqft
1971
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56.7 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: #46111085
$90K
Median household income
$110K
Average household income
4%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.6
P90 / P10 ratio
22%
Single-person households
25%
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
38 Atkinson Road — 7 amenities found within 500 m, across 3 categories, including 2 education (nearest 297 m), 3 parks (nearest 397 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 | Bottom 12% | Bottom 39% | Bottom 26% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
This is a 1973 bungalow with 864 square feet of living space on a 5,095-square-foot lot. Its most distinctive feature is the year built: the home is the oldest on Atkinson Road (ranked #1 out of 26, top 4%) and older than most in the Westdale neighbourhood. For buyers who prefer a solid, well-established structure over the variable quality of newer infills, that can be a quiet advantage. The assessed value of $331,000 sits slightly below the street average but above the neighbourhood average, suggesting the property is priced reasonably relative to its immediate context—not a bargain, but not inflated either.
The living area is notably compact compared to both street and city averages, so this is not a home for someone needing generous square footage or open-plan entertaining spaces. The land area is typical for the area, offering a manageable yard without being oversized. The appeal lies in its location, age stability, and value alignment within Westdale—a mature, established neighbourhood. It suits first-time buyers who prioritize place over size, downsizers looking for a single-floor layout, or investors interested in a well-located property with potential for thoughtful updates rather than a full gut renovation.
1. How does the assessed value compare to actual market prices in Westdale?
The assessed value is not a market price, but it reflects how the city values the property for tax purposes. In Westdale, sale prices can vary significantly from assessed values depending on condition and updates. This home’s assessment is above the neighbourhood average, which may indicate it is in reasonable shape or that the city has recognized its location premium.
2. The living area is below average—does that mean the rooms are small?
Not necessarily. An 864-square-foot layout can feel larger if the floor plan is efficient, with minimal wasted hallway space. Many 1970s bungalows in this size range have well-proportioned rooms. A floor plan review or walkthrough is the best way to judge actual livability.
3. What does it mean that the year built is ranked #1 on the street?
It means 38 Atkinson Road is the oldest home on the block. For some buyers, older construction often means better materials and more solid framing (e.g., true 2x4s, old-growth lumber). It also means systems like plumbing, electrical, and insulation may need updating—something a home inspection would clarify.
4. Is the land area large enough for an addition or a garage?
At 5,095 square feet, the lot is average for the neighbourhood. Whether an addition or garage is feasible depends on local zoning setbacks, the home’s current footprint, and the location of utilities. It’s not a sprawling lot, but there is typically room for modest expansion in Westdale if the zoning permits.
5. How does this property compare to newer homes in the same price range?
Newer homes in the $330k range in Winnipeg are often in outer suburbs with smaller lots and lower-quality finishes. This home offers a better location, a larger lot, and older construction. The trade-off is smaller square footage and possibly older systems. It’s a choice between convenience and modern space.
