132 Westgrove Way – Property Summary
Key Characteristics & Ideal Buyer Profile
This is a compact, older home on a small lot in Winnipeg’s Westdale neighbourhood. The living area is 878 square feet—slightly below the street average but noticeably smaller than both the neighbourhood and city medians. The assessed value of $178,000 is significantly lower than the street, area, and city averages, ranking near the bottom in all three categories. The home was built in 1971, making it one of the older properties on Westgrove Way—but only slightly older than the citywide median. The land area is 1,380 square feet, which is well below typical lot sizes at every level.
Its main appeal lies in affordability. The low assessed value reflects a lower purchase price and likely lower property taxes compared to neighbours. For a buyer who values location over square footage or outdoor space, this could be a sensible entry point into Westdale. The smaller footprint also means lower maintenance and utility costs. It would suit first-time buyers, downsizers, or investors looking for a budget-friendly property in an established neighbourhood—provided they are comfortable with a modest home on a compact lot.
Five Possible FAQs
1. Is the low assessed value a sign of poor condition?
Not necessarily. Assessed value reflects market value relative to comparable homes, not condition. A lower value can also stem from the smaller size, older age, and compact lot. A home inspection would clarify actual condition.
2. How does the small lot affect outdoor use?
At 1,380 square feet, the lot is much smaller than typical for the area. There is room for basic landscaping or a small patio, but not for a large garden, shed, or expansive yard. It’s suited to buyers who prioritize indoor space or low outdoor upkeep.
3. Is this a good property for an investment or rental?
Potentially, if the purchase price is low enough. The below-average living area and lot size may limit appeal to some tenants, but the affordable entry cost and lower carrying costs could produce reasonable cash flow—especially if the home is in decent shape.
4. How does the 1971 build compare to newer homes?
The home is 53 years old, which is typical for the city and slightly older than the street median. This era of construction often has solid framing but may need updates to windows, insulation, or mechanicals. Buyers should budget for possible upgrades.
5. What makes this property stand out from others on the street?
It offers a rare combination: one of the lowest assessed values on Westgrove Way and one of the smallest lots. For a buyer who wants to be on this street without paying a premium for a larger home or yard, it is a distinct option—though not one that will suit everyone.