155 Rouge Road – Property Summary

Key Characteristics & Buyer Profile

This is a single-family home built in 1969, located on Rouge Road in the Westwood area of Winnipeg. It sits on a 5,980 sqft lot with 1,238 sqft of living space.

What stands out:

• The home’s build year is notably newer than most of its immediate neighbours. Within the street, it ranks in the top 5% for newer construction, and within Westwood it’s in the top 8%. For buyers who want a home that’s relatively young for the area without paying for a new build, this is a real advantage.
• Assessed value (property tax base) is above average on the street and in the community—ranking in the top 10% on Rouge Road and top 29% in Westwood. This suggests the property carries a higher valuation relative to nearby homes, which may reflect both its condition and lot characteristics.
• Lot size is a meaningful asset. At just under 6,000 sqft, it ranks in the top 19% on the street, offering more outdoor space than most immediate neighbours. This matters in a neighbourhood where the community average is over 6,400 sqft—so while it’s slightly below the Westwood norm, it beats most homes on its own block.
• Living area is close to the street average and tracks near the middle of both the community and city ranges. It’s not a standout in square footage, which could be a positive or a limitation depending on what a buyer prioritises.

Who this suits:

This property likely appeals to buyers who value a newer vintage in an established, older neighbourhood—especially those who want something built after the mid-60s without the premium for a complete modern build. It could suit someone looking for a manageable single-family footprint where the lot gives room for gardens, a workshop, or expansion. Families or couples who prioritise location and outdoor space over interior square footage would find this a good fit. It may also appeal to value-focused buyers who see upside in a home that is already assessed above average for its street.

Frequently Asked Questions

1. How does this home compare to others on Rouge Road for value?

It’s assessed above average—ranked 13th out of 125 homes—which puts it in the top 10% on the street. Combined with a newer build year and a larger lot than most neighbours, the property positions well against other homes on the block. That said, the living area is close to the street average, so the valuation premium likely comes from the lot and construction quality or condition, not interior space.

2. Is the 1,238 sqft living area considered small for Westwood?

It’s slightly under the Westwood average of 1,372 sqft, but not by much. In a citywide context, it’s also within a typical range for a single-family home of this era. Buyers used to larger new builds might find it compact, but for the area and street, it’s essentially average.

3. How old is the home and does that affect maintenance?

Built in 1969, which is newer than the typical home on Rouge Road (average build year 1966). In the Westwood area and citywide, the average is also around 1966. While 1969 still means the home is over 50 years old, it’s among the newer older homes in its immediate surroundings. Buyers should still expect typical maintenance for a home of this age—roof, mechanicals, windows—but the newer vintage may mean some updates are more recent than neighbouring properties.

4. How does the lot size compare to other homes in the area?

The lot is 5,980 sqft, which is about 500 sqft larger than the average on Rouge Road (5,481 sqft) and ranks in the top 19% on the street. However, the Westwood community average is higher at 6,491 sqft, so this lot is a bit smaller than the typical property in the broader neighbourhood. Citywide, it lands in the top 33%, so it’s generous by Winnipeg standards.

5. Should I use the assessment value to estimate property taxes?

The assessed value of $402,000 is the basis for property tax calculation, but it’s an assessment, not a market price. This home ranks high for its street but close to the citywide average for valuation, and taxes will depend on the city’s mill rate. It’s wise to budget based on this assessed figure, but confirm the current tax bill rather than assuming a direct percentage.