109 Westgrove Way – Property Summary
Key Characteristics & Buyer Fit
This is a 1971-built home with 878 sqft of living space on a 1,532 sqft lot, located in Winnipeg’s Westdale neighbourhood. The property’s strongest feature is its build year: on Westgrove Way, it ranks in the top 5% for newer construction, meaning very few homes on the street are more recent. That said, the living area and lot size both sit below neighborhood and city averages—the lot is especially compact, ranking in the bottom 4% locally and bottom 1% citywide. The assessed value of $191,000 is also well below the street average of $230,800 and the neighbourhood average of $307,400, reflecting both the smaller size and possibly modest finishes or condition.
The appeal here is straightforward: a newer build on a street where most homes are from the same era, at a price point that’s lower than many nearby properties. It suits buyers who prioritize a relatively recent construction over square footage or a large yard—first-time buyers, downsizers, or those looking for a lower-maintenance property in an established neighbourhood. It’s less suited to families wanting generous indoor or outdoor space, or to investors seeking land value appreciation, given the lot size.
Frequently Asked Questions
1. How does this home compare to others on Westgrove Way?
It’s newer than most (top 5% for year built), but smaller in both living area and lot size. Its assessed value is below the street average, so it’s one of the more affordable options on the block.
2. Is the assessed value of $191,000 a reliable indicator of market price?
Assessed value is a starting point, not a guarantee. It’s based on municipal valuation, which may lag behind current market conditions. Given the home’s size and ranking, it likely reflects a conservative estimate—check recent sales on the street for a truer picture.
3. Why is the lot so small compared to the neighbourhood average?
Westdale’s average lot is about 5,168 sqft, but this property’s 1,532 sqft places it in the bottom 4% locally. This is common for newer infill homes or townhouse-style units on smaller parcels. It means minimal yard maintenance but also limited outdoor expansion potential.
4. What does it mean that the home ranks “top 5%” for year built on the street?
It indicates that only about 5 out of 110 homes on Westgrove Way are newer. For buyers concerned about outdated construction or systems, this is a plus—though the home is still over 50 years old, it’s relatively fresh for the area.
5. Does the low living area ranking affect resale value?
It can, depending on buyer preferences. Smaller homes often sell for less per square foot than larger ones in the same neighbourhood, but they also appeal to a specific segment seeking affordability and lower upkeep. The key is whether the price reflects the size—here, the low assessed value suggests it does.