Property score
56.6
Fair
Overall 56.6 · Smaller than most nearby homes
1,058 sqft (bottom 12%) · 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: 7 dining spots, 2 schools, 3 shops, and 2 parks nearby
Living Area
Below average
23% 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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56.6 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
454 Rouge Road — 28 amenities found within 500 m, across 9 categories, including 7 dining (nearest 332 m), 2 education (nearest 277 m), 3 shopping (nearest 321 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 | Bottom 48% | Bottom 26% | Bottom 42% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
This is a 1,058 sqft home built in 1964 on a 5,299 sqft lot in Winnipeg’s Westwood neighbourhood. The living area is below average both on the street and in the area—ranked in the bottom quarter locally—though it sits near the citywide median. The assessed value of $333,000 is around average for Rouge Road but notably below the neighbourhood and city averages, which sit closer to $390,000. The lot is on the smaller side for the area but roughly typical for the city overall. The property’s appeal lies mainly in its relative affordability compared to surrounding homes. It would suit a buyer who is willing to accept a smaller floor plan and lot in exchange for a lower entry price in a stable, established neighbourhood. This isn’t a home that stands out on paper, but it may appeal to someone looking for a more modest footprint—perhaps a downsizer, a first-time buyer priced out of larger nearby options, or an investor focused on cash flow rather than appreciation potential. The age and condition of the home (not detailed here) would be the deciding factors.
1. How does this home compare to others on the street?
It ranks 107th out of 125 homes on Rouge Road for living area (below average) and 87th for assessed value (around average). The lot ranks 90th, also below the street average. It’s one of the smaller and lower-valued properties on the block.
2. Is the Westwood neighbourhood generally expensive?
Westwood skews above the city average in both living area and assessed value. This home’s value is about 15% below the neighbourhood average, meaning it’s one of the more affordable options within that area.
3. What does the lot size mean practically?
At 5,299 sqft, the lot is roughly 18% smaller than the neighbourhood average. It’s still a standard city lot in Winnipeg—enough for a house, driveway, and small yard—but not generous by local standards. If outdoor space is a priority, comparable homes nearby tend to offer more.
4. Why is the assessed value lower than the neighbourhood average?
The smaller living area and lot are the main drivers. Assessed value is based on size, age, location, and condition. This home is also slightly older than the neighbourhood average (1964 vs. 1966), but the bigger factor is its size relative to nearby properties.
5. Who would this property not suit?
Buyers looking for a large family home, a big yard, or a property that immediately matches neighbourhood averages in size and value may find it disappointing. It’s not a standout in any metric—it’s a budget-conscious choice in a more expensive area, not a premium pick.
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