104 Westgrove Way

104 Westgrove Way – Property Summary

Key Characteristics & Ideal Buyer Profile

This is a 1,012 sqft home built in 1971, with a lot size of 2,242 sqft. On its street, it ranks well above average for both living area (top 17%) and assessed value (top 25%), and it’s in an elite position for year built (top 5% – one of the newer homes on the block). This suggests the house is a solid, well-kept option within a small street that doesn’t have many newer builds.

The catch is in the wider context. Within the Westdale neighbourhood, this property falls below average for assessed value (bottom 6%) and lot size (bottom 5%). The neighbourhood average lot size is over double this one (5,168 sqft vs. 2,242 sqft), and the neighbourhood average assessed value is significantly higher ($307,400 vs. $221,000). Citywide, the same pattern holds: the property is below average in value, lot size, and living area.

Where the appeal lies: You’re getting a home that is competitive and well-regarded on its immediate street, but it’s not a particularly large or premium property by local or city standards. The appeal is likely in value for money – you may get a newer build (for the street) without the premium price tag of the larger Westdale homes around you. It’s practical, not flashy.

Who it suits: This will likely suit a buyer who values being in the Westdale area but is priced out of the larger, older character homes common there. It could also work for an investor or first-time buyer looking for a turnkey home on a good street without paying a premium for land or square footage. If you’re seeking a large lot or a home that stands out in the neighbourhood, this probably isn’t it.

Frequently Asked Questions

1. Why is the assessed value so low compared to the rest of Westdale?
   The primary driver is the small lot size (2,242 sqft), which is less than half the neighbourhood average. Assessed value is heavily influenced by land value in this area, and smaller lots typically carry a lower assessment.

2. Is the small lot a disadvantage?
   It depends on your priorities. If you want a large yard, garden space, or room for additions, yes. But it also means less upkeep, lower property taxes, and likely a lower purchase price than neighbouring homes. It’s a trade-off, not a flaw.

3. What does “top 5% for year built” on the street mean in practice?
   It means most other homes on Westgrove Way were built before 1971. Your home is one of the newest on the block. This could translate to more modern construction standards, wiring, and plumbing compared to older stock, but it’s still a 50+ year old home, so don’t expect brand-new finishes.

4. How does the living area compare to similar homes in the area?
   On its street, it’s above average (1,012 sqft vs. 935 sqft avg). But citywide, it falls below average (1,342 sqft avg). It’s not a small home, but it’s not spacious by Winnipeg standards. If a bigger living area is critical, you may need to look at other parts of the city.

5. Should I be concerned about being in the bottom 5% for lot size in the neighbourhood?
   Not necessarily, but you should be aware that resale value may be more tied to the condition of the house itself rather than land appreciation. Larger lots in Westdale tend to hold value differently. If you’re planning to stay long-term, this property may appreciate more slowly than the neighbourhood average.