420 Westmount Drive – Property Summary

Key Characteristics & Buyer Profile

This is a 1,760 sqft home built in 1963 on a 6,403 sqft lot, located in Winnipeg’s Windsor Park neighbourhood. The property’s strongest asset is its size. On its own street, it ranks in the top 2% for living area, and within the broader Windsor Park area, it also sits in the top 2%. Citywide, it remains above average at the top 19%. The land is similarly generous—top 17% on the street, top 24% citywide—which gives it more yard space than most comparable homes in the area.

Where the property falls short is value. Its assessed value of $362,000 is essentially average for the street and neighbourhood, and slightly below the citywide median for comparable homes. That gap between size and value is worth noting: you’re getting a larger-than-average house and lot at a price that hasn’t been pushed upward accordingly. This often suggests either a property that hasn’t been recently updated, or one where interior finishes, layout, or condition haven’t kept pace with its footprint.

The year built is 1963, which places it among the older homes on the street (top 9% for age) but roughly in line with the neighbourhood. Citywide, it’s average. Buyers should expect a structure that’s over 60 years old, with the maintenance considerations that come with it—foundation, windows, mechanicals, and insulation may all be worth a closer look.

Who this suits: Buyers who prioritize space—both inside and outside—over turnkey finishes. This could work well for someone willing to invest in updates over time, or for a family that values a large lot in a well-established neighbourhood and doesn’t mind an older home as a starting point. It’s less suited for someone seeking a move-in-ready property with modern amenities, or those focused on immediate resale value within a short timeframe.

Frequently Asked Questions

1. What does “elite” mean in the neighbourhood rankings?
The rankings compare this property to comparable single-family homes within the same street, neighbourhood (Windsor Park), and city (Winnipeg). “Elite” means it ranks in the top 2% for that category—here, living area at both the street and neighbourhood level. It does not necessarily indicate overall neighbourhood desirability or school quality.

2. Why is the assessed value only average when the house is so large?
Assessed value reflects market conditions as well as property characteristics. A larger home doesn’t automatically mean higher value if finishes are dated, the layout is unusual, or comparable sales in the area are priced lower. In this case, the assessed value suggests the market sees the home’s condition or features as offsetting its size advantage.

3. How does the lot size compare to typical Winnipeg homes?
The 6,403 sqft lot is above average in all three comparison groups. On the street, it beats 83% of neighbours. Citywide, it beats 76% of comparable homes. That’s a meaningful difference if outdoor space, gardening, or future additions are priorities.

4. What should I look for in a 1963 home?
Beyond typical inspections for roof, electrical, and plumbing, pay attention to insulation levels (homes of this era are often under-insulated), window efficiency, and potential for asbestos in older flooring or ceiling tiles. Also check the foundation for any settling, especially given the generous lot size may mean mature trees nearby affecting drainage.

5. Is this a good investment property?
Possibly, but with caveats. The low assessed value relative to size means there’s potential upside if you renovate strategically. However, the average valuation also suggests limited immediate equity growth. It’s better suited as a long-term hold for someone who can add sweat equity or capital improvements, rather than a quick flip.