Here is a clean, standalone write-up for the property at 125 Westgrove Way, organized into two main sections.
Key Characteristics & Buyer Profile
This is a 1,532 sqft lot with an 878 sqft living area, built in 1971, with an assessed value of $190,000. Its main appeal is value and entry-level pricing, not space or lot size.
The property sits well below city and neighborhood averages for living area (878 sqft vs. a citywide average of 1,342 sqft) and lot size (1,532 sqft vs. a citywide average of 6,570 sqft). The assessed value is also low relative to the street ($190k vs. $230.8k average) and the broader area.
Where it stands out is its age. On Westgrove Way, it ranks in the top 5% for newer construction relative to its immediate neighbours. This means the home is likely built to more modern standards than many of the older houses lining the same street, potentially offering better insulation, wiring, or foundation work.
This property would suit:
- First-time buyers looking for the lowest possible entry point into Westdale, a desirable neighborhood.
- Investors seeking a smaller footprint with lower maintenance demands and renovation potential.
- Buyers who prioritize location and affordability over square footage. The trade-off is a compact home on a small lot, but it buys you a spot in a sought-after area where larger properties are significantly more expensive.
Five Possible FAQs
1. Is the low assessed value a warning sign?
Not necessarily. It reflects a smaller home on a small lot, not poor condition. However, because the value is lower than most homes on the street (ranking 81st out of 110), it may indicate less recent renovation activity. A thorough home inspection is wise to see if the low value aligns with deferred maintenance.
2. Why is the lot size so much smaller than the neighborhood average?
Westdale is known for established, larger lots. This property represents a different segment—likely a bungalow or a modest infill home built on a subdivided or original smaller parcel. You get the neighborhood location, but not the deep backyard typical of the area. This is common for entry-level properties here.
3. How does the 1971 build year affect things?
It’s newer than most homes on Westgrove Way (top 5% for the street). This could mean better materials and standards than a 1950s or 1960s home, but it’s still over 50 years old. Expect original windows, plumbing, or roof unless recently updated. The age is a neutral factor—neither old nor new enough to be a major selling point on its own.
4. What’s the neighborhood like for a first-time buyer?
Westdale is a well-regarded, central Winnipeg neighborhood with strong resale potential. The trade-off is that you’re paying for the area, not the house size. You’ll likely have less living space than nearby homes, but you gain access to amenities, schools, and a stable market. It’s a classic “starter home” location.
5. Should I be concerned about the citywide rank for lot size (top 100%)?
Yes, in the sense that you are buying one of the smallest lots in the entire city. That limits expansion possibilities (additions, large garages, big gardens) and resale appeal to buyers who want space. For someone who values urban proximity and low yard maintenance, it’s actually an asset—less time and money spent on outdoor upkeep.