238 Carroll Road – Property Summary

Key Characteristics & Buyer Profile

This is a 1,168 sqft bungalow built in 1963 on a 5,563 sqft lot in Winnipeg’s Westwood neighbourhood. The home’s assessed value is $328,000.

Where this property stands out is its value proposition. On its own street, it ranks last (45th out of 45) for assessed value, meaning it’s the most affordable home on Carroll Road. The living area is smaller than average for the street (ranking 38th out of 45), but the land area is closer to the middle of the pack (28th out of 45). This creates an interesting dynamic: you’re paying significantly less than your neighbours for a home that’s smaller inside but sits on a reasonably sized lot.

The appeal lies in entry-level pricing within an established area. The neighbourhood average for assessed value is around $392,000, so this home comes in about $64,000 below that. Citywide, it’s also below the median. The year built (1963) is roughly in line with the neighbourhood, so you’re not buying an outlier in terms of age.

This property would best suit a buyer looking for affordability in a developed, older neighbourhood—likely a first-time homebuyer, someone willing to take on cosmetic updates, or an investor seeking a lower-cost entry point. The smaller living area and lower assessment suggest you’re not paying for finishes or recent renovations, but the lot size offers some flexibility. It’s not a home for someone needing maximum square footage or a move-in-ready premium property.

Five Possible FAQs

1. Why is the assessed value so low compared to other homes on the same street?
The assessment reflects the home’s current condition, size, and features relative to its neighbours. This property has a smaller living area (1,168 sqft vs. the street average of 1,353 sqft) and is slightly older (1963 vs. 1965 average). Without seeing the interior, it’s reasonable to assume the home may not have had major updates that would push its value higher. The low assessment isn’t necessarily negative—it’s an indicator that you’re paying for the lot and location, not for premium finishes.

2. Is the land area of 5,563 sqft considered small or typical for Westwood?
It’s slightly below the neighbourhood average of 6,491 sqft and the street average of 5,950 sqft, but it ranks around the middle (28th out of 45 on the street, and 1,766 out of 2,523 in the area). So it’s not unusually small—it’s within a normal range for a mature neighbourhood. You’re not getting a giant yard, but you’re also not stuck with a postage stamp.

3. What does the “Top 84%” ranking for living area on the street actually mean?
That ranking means 84% of homes on Carroll Road have larger living areas than this one. It’s a way of showing you’re in the smaller third of homes on that street. It doesn’t mean the home is tiny—just that your immediate neighbours tend to have bigger interiors. If you’re comparing citywide, this home sits near the middle (Top 53%), so it’s more of a standard size when you zoom out.

4. The year built is 1963. Should I expect older mechanical systems or maintenance issues?
Generally, yes. A home from the early 1960s likely has original or aging plumbing, electrical, furnace, and windows unless they’ve been replaced. It’s worth checking for knob-and-tube wiring, cast iron pipes, and asbestos in insulation or flooring. The upside is that solid mid-century construction often means good bones—brick exteriors, larger floor joists, and straightforward layouts. A pre-purchase inspection focused on mechanicals is strongly advised.

5. How does this home compare to others in Winnipeg at the same price point?
Citywide, this property ranks in the Top 62% for value, meaning a little over a third of comparable homes are assessed higher. For $328,000 in Winnipeg, you’re generally looking at homes from the 1950s–1970s in established neighbourhoods, often with smaller living areas and similar lot sizes. What this one offers is a more suburban feel (Westwood) with decent land, rather than a newer but potentially smaller house in a distant subdivision. The trade-off is that you’ll likely need to budget for updates.