169 Wordsworth Way – Property Summary

Key Characteristics & Buyer Profile

This is a compact, older bungalow on a modest lot in the Winnipeg neighborhood of Westwood, originally built in 1964. The home is among the oldest on its street (top 8%), but its living area of 989 sq ft ranks near the bottom both locally and city-wide. The lot is small for the area—3,704 sq ft against a neighborhood average of over 6,400 sq ft—and the assessed value of $307,000 reflects that, falling well below the local median of $392,000.

The property’s main appeal is its price. For a buyer who wants to own in a stable, established Winnipeg neighborhood without paying for extra space they don't need, this could be a solid entry point. It also offers potential for someone looking to renovate or rebuild on a smaller footprint, possibly at a lower land cost than nearby lots. That said, it is not ideal for families needing room to grow, for gardeners wanting a sizable yard, or for anyone expecting quick resale appreciation relative to neighbors. The value is in its affordability and location, not in finishes or square footage.

Frequently Asked Questions

1. Is the small lot a red flag?
Not necessarily, but it does limit options. The land is smaller than 99% of comparable homes in Westwood. If you need a large yard, this won't work. However, for someone who values low-maintenance outdoor space or is considering a smaller infill build, the reduced land cost could be a practical trade-off.

2. How does the assessed value compare to what I'd actually pay?
The assessed value of $307,000 is below both the street and neighborhood averages. It suggests the home is priced modestly relative to its peers, but the actual sale price depends on condition, updates, and market demand. A low assessment often means lower property taxes, but it doesn't guarantee a bargain—just that the city views the property as below-norm in value.

3. What does "top 8%" for year built actually mean in practical terms?
It means this is one of the older homes on the block. That can be a positive if the structure has been well maintained (character, sturdy construction) or a concern if major systems (roof, furnace, windows) haven't been updated. Older homes in this price range often require more immediate maintenance than newer builds.

4. Why is the living area so much smaller than the city average?
The property is 989 sq ft, while the average in Winnipeg for comparable homes is 1,342 sq ft. This is a deliberate trade-off: lower purchase price and likely lower utility costs, but less space for living, storage, or entertaining. It suits a downsizer, a first-time buyer on a tight budget, or someone prioritizing location over floor plan.

5. Is Westwood a good neighborhood for resale value?
It's stable but not rapidly appreciating. The assessed value ranking (top 95% within the neighborhood, meaning it's among the lower-valued homes) suggests the area has a wide range of housing. Westwood is established, with decent access to amenities, but it's not a hot market like some newer suburbs. Resale will appeal to a similar budget-conscious buyer, not a mass market.