Property score
59.5
Fair
Overall 59.5 · Compared with neighbourhood average
1,180 sqft (bottom 34%) · Built in 1964 (2 yrs older than avg)
Located in a above-average income area with median household income of ~75.5k
Transit 94.0 · 1-min walk to transit with 4 nearby routes · Within 500m: 4 dining spots, 2 schools, 3 shops, and 2 parks nearby
Living Area
Below average
14% smaller than neighborhood avg.
Year Built
Near average
2 yrs older than neighborhood avg.
Mother tongue
English · 81%Punjabi · 2%
Past 10 years Westwood sales snapshot (~80% of all data)
898
405k
$307/sqft
1966
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59.5 is composed by the two sections below.
Property Score
Community Score
Westwood
How to read: Share of sales in each ~$50k price band for “westwood” (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: #46110315
$76K
Median household income
$92K
Average household income
7%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.7
P90 / P10 ratio
36%
Single-person households
18%
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
438 Rouge Road — 20 amenities found within 500 m, across 8 categories, including 4 dining (nearest 395 m), 2 education (nearest 258 m), 3 shopping (nearest 368 m).
Westwood · WPS public data · 2026
Annual incidents
9
2026
vs. city avg
-69%
relative to avg
Year-over-year
▼ -97%
vs. prior year
Primary type
Property
100%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 34% | Bottom 47% | Top 46% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
438 Rouge Road – Property Summary
Section 1: Key Characteristics & Buyer Profile
This 1,180 sqft single-family home, built in 1964, sits on a 5,495 sqft lot in Winnipeg’s Westwood neighbourhood. The numbers tell a straightforward story: the property is consistently average or slightly below average relative to its immediate street, the wider neighbourhood, and the city as a whole.
The home’s assessed value of $350,000 sits just below the street average of $351,500, while the Westwood neighbourhood average is noticeably higher at $392,100. This discrepancy is partly explained by the lot size—at 5,495 sqft, it is well below the neighbourhood average of 6,491 sqft. Across the city, the lot also ranks in the bottom 44% for size. The living area mirrors this pattern: it is smaller than the neighbourhood and city averages, landing in the middle of the pack for its immediate street.
Appeal & buyer fit: This property’s main draw is its lack of pretension. It does not stretch for top-tier finishes or oversized spaces. For a buyer who wants a functional, mid-century home in a solid neighbourhood without paying a premium for a large yard or recent renovations, this is a sensible option. It would particularly suit:
The less obvious perspective: being “average” on a street where the average is solid (not distressed) often means the neighbourhood is stable. This home is not a fixer-upper in a declining area, nor is it a premium house in a hot pocket. It is a middle-ground property that has held its value relative to peers—something that can be overlooked when chasing “best in class” listings.
Section 2: Five Possible FAQs
1. How does this home’s living area compare to others nearby?
It is around the average for the street (ranked top 54% out of 125 homes), but slightly below the neighbourhood and city averages. The city-wide average for comparable homes is 1,342 sqft; this home is 1,180 sqft.
2. Is the lot size a concern?
It depends on your needs. The lot is smaller than most in Westwood (top 76% of the neighbourhood, meaning 76% of homes have larger lots). At the street level, it is dead average (ranked top 49%). If you want a big yard for gardening or a playset, this lot will feel cramped. If you want lower maintenance, it may be a plus.
3. Why is the assessed value lower than the neighbourhood average?
The main driver is the lot size. The neighbourhood average lot is 6,491 sqft; this one is 5,495 sqft. Land value tends to carry significant weight in assessments, so a smaller lot pulls the total down. The living area and year built are both close to neighbourhood norms, so the lot is the key differentiator.
4. When was the home built, and how does that affect maintenance expectations?
Built in 1964, which is right around the average for the street and neighbourhood. A home this age likely has original mechanicals (furnace, electrical, plumbing) or systems that have been updated at some point—buyers should budget for the possibility of replacing major systems within the next 5–10 years if they haven’t been done recently. Mid-century construction is generally solid, but insulation and windows may be dated.
5. How does this property rank compared to all homes in Winnipeg?
It sits in the middle tier across all four metrics citywide: living area (top 52%), assessed value (top 54%), year built (top 54%), and land area (top 44%). In practical terms, this means it is a very typical Winnipeg home for its era and location—not remarkable, but not an outlier in any negative way. For a buyer who wants reliable resale without paying for uniqueness, that can actually be a strength.
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