437 Westmount Drive – Property Summary

Key Characteristics & Buyer Profile

This 1963 home on Westmount Drive offers 1,296 sq. ft. of living space on a 5,477 sq. ft. lot. Its assessed value is $372,000.

The property’s main strength is its interior size. It ranks in the top 13% on the street and top 10% within the Windsor Park neighbourhood for living area—noticeably larger than the typical home nearby. The year built also stands out: the house is among the oldest on the block (top 9%), which could appeal to buyers who prioritize established construction, mature trees, or a more settled streetscape over a newer build.

Where the property is less competitive is land area. The lot ranks in the bottom 17% on the street and bottom 23% in the neighbourhood, meaning most comparable homes sit on more generous plots. For a buyer planning an addition or wanting a large backyard, this would be a clear limitation.

The assessed value sits around the middle of the pack both locally and city-wide. It’s slightly above the neighbourhood average but below the Winnipeg average for similar homes, suggesting the price reflects the trade-off between a bigger house and a smaller lot.

Who it suits: Someone who values indoor square footage and an older, well-established neighbourhood over outdoor space. Could fit a small family or couple who wants room inside without paying for land they won’t use. Less suitable for buyers hoping to expand the footprint or who need a large yard.

Frequently Asked Questions

1. How does the living area compare to other homes in Windsor Park?
It’s above average. The property ranks in the top 10% of the neighbourhood, with 1,296 sq. ft. versus the local average of 1,091 sq. ft. It also beats the street average (1,138 sq. ft.) and the citywide average for comparables (1,342 sq. ft.) is only slightly higher.

2. Is the lot size a concern for resale value?
It could be for some buyers. The lot is smaller than most on the street (5,477 sq. ft. vs. a 6,071 sq. ft. average) and within the neighbourhood. However, the house itself is larger, so the total property value may still hold well if the indoor space is what the market prioritizes in this area.

3. Why is the assessed value only “around average” city-wide when the house is bigger than many?
City-wide averages include a wide mix of homes, including newer and larger properties in other neighbourhoods. While this house is spacious for Windsor Park, it doesn’t stand out as much when compared across all of Winnipeg, where the average comparable home is 1,342 sq. ft. and valued at $390,100.

4. Does the age of the house (1963) mean it needs major updates soon?
Not necessarily—it depends on what’s been done. Being one of the oldest homes on the street (top 9%) could mean original features or deferred maintenance, but it could also mean the bones are solid. A buyer should look closely at the roof, windows, furnace, and electrical, but age alone isn’t a red flag if the home has been cared for.

5. What does the “neighbourhood analysis” link actually show?
It opens a map view that lets you compare this house to nearby homes side-by-side—looking at living area, lot size, year built, and assessed value. Useful for getting a sense of how this property fits into the immediate block, not just the broader rankings.