Property score
70.4
Good
Overall 70.4 · Newer than most nearby homes
1,223 sqft (bottom 44%) · Built in 1969 (3 yrs newer than avg)
Located in a high-income area with median household income of ~95k
Transit 92.0 · 4-min walk to transit with 5 nearby routes · Within 500m: 6 dining spots, 3 schools, 1 shop, and 3 parks nearby
Living Area
Near average
11% smaller than neighborhood avg.
Year Built
Above average
3 yrs newer than neighborhood avg.
Mother tongue
English · 85%Tagalog · 3%
Past 10 years Westwood sales snapshot (~80% of all data)
898
405k
$307/sqft
1966
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70.4 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: #46110314
$95K
Median household income
$114K
Average household income
2%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.4
P90 / P10 ratio
24%
Single-person households
29%
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 Sumach Street — 25 amenities found within 500 m, across 9 categories, including 6 dining (nearest 349 m), 3 education (nearest 142 m), 1 shopping (nearest 415 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 25% | Bottom 11% | Bottom 32% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
This 1,223 sqft single-family home, built in 1969, sits on a 6,080 sqft lot in Winnipeg’s Westwood neighbourhood. Its standout feature is value at the street level: on Sumach Street, it ranks in the top 6% for lot size and assessed value (currently $388,000), and in the top 6% for newer construction among the 35 homes on the street. While the property is close to average for its community and the city overall — slightly above the city’s 29th percentile for lot size — it offers a noticeably larger-than-average footprint and a more recent build compared to nearby homes.
The appeal here is a mix of solid fundamentals and street-level distinction. You’re not buying into a luxury pocket or a rapidly appreciating corridor, but you are getting a property that stands out on its own block and in its immediate vicinity. The lot is generous for the area, and the assessed value suggests good relative value within the street’s context. This suits buyers who prioritize local comparables over citywide metrics — someone looking for a well-positioned asset within an established, middle-tier neighbourhood, and who sees long-term stability in a home that outperforms its immediate peers without commanding a premium that outstrips the broader market.
1. How does this home compare to others on Sumach Street specifically?
It ranks in the top 6% for lot size, newer construction, and assessed value. It’s also in the top 17% for living area. On all four metrics, it exceeds the street average.
2. How does it compare to other homes in Westwood and across Winnipeg?
It’s near the community and city averages for living area, assessed value, and build year. The lot size is above the city average (29th percentile), but within Westwood it’s closer to the middle (44th percentile).
3. Is the assessed value high relative to the property’s characteristics?
The assessed value of $388,000 is above the Sumach Street average of $320,000, but aligns closely with the Westwood and city averages (around $390,000). The higher street-level ranking suggests the home is valued more notably within its immediate context than across the broader community.
4. What does the lot size offer that might not be obvious from the numbers alone?
At 6,080 sqft, the lot is larger than about 71% of properties citywide, but sits close to the median for Westwood. This means you get a yard that’s generous by city standards yet typical for the neighbourhood — so you’re not sacrificing backyard space for an above-average location or newer build.
5. Is this a good fit for someone new to Winnipeg or the Westwood area?
It could be, especially if you want a home that’s a known quantity within its street — well-regarded among neighbours and with a solid baseline of size and condition. However, because the property isn’t exceptionally above community averages, buyers coming from a more affluent or newer area may find it modest. It’s best suited for someone who values street-level distinction over citywide standout status.
