136 Westgrove Way

136 Westgrove Way – Property Summary

Key Characteristics & Buyer Profile

This is a 1,012 sqft home built in 1971 on a 1,560 sqft lot, located in Winnipeg’s Westdale neighbourhood. Its strongest feature is its assessed value relative to the street: at $216k, it ranks in the top 29% on Westgrove Way and sits below the street average of $230.8k—meaning it offers a rare price-to-size advantage on the block. The home is among the newest on the street (top 5% for year built), but its land area (1,560 sqft) is well below both the neighbourhood average of 5,168 sqft and the citywide norm of 6,570 sqft, ranking in the bottom 5% locally.

The appeal lies in buying into a street where you’re getting above-average living space (1,012 sqft vs. 935 sqft street average) at a below-average valuation. This suggests potential for long-term value alignment if the neighbourhood sees upward pressure, but it’s not a “fixer-upper” bargain—the home is relatively newer for the area, so deferred maintenance may be less of a concern. The trade-off is clear: you gain a solid floor plan and a competitive entry price, but you give up yard space. That makes this property best suited for buyers who prioritize interior square footage and location over outdoor space—for example, first-time homeowners, downsizers, or investors looking for a rental with efficient land use. It’s less ideal for families wanting a large garden, or anyone expecting lot appreciation in a city where land values often drive gains.

Frequently Asked Questions

1. How does the assessed value compare to other homes on the street and in the neighbourhood?
The assessed value of $216k is above the street average of $230.8k (ranked top 29%), but it’s well below the Westdale neighbourhood average of $307.4k (ranked bottom 5%). In context, you’re buying at a street-level discount relative to what similar homes cost on the same block, but the neighbourhood overall has higher-priced stock—so the home itself is an entry-level option within Westdale.

2. Is the small lot a problem for resale?
It depends. On this street, the average lot size is 2,961 sqft, and this home’s 1,560 sqft lot is around average for the street (top 40%). City-wide, however, it’s in the bottom 1% for lot area. Resale will likely appeal to buyers who value location and living space over a large yard—so the market is narrower, but not impossible. The home’s newer construction (1971) and above-average living area help offset the lot constraint.

3. Why is the living area ranked higher on the street but lower city-wide?
Homes on Westgrove Way are generally smaller (average 935 sqft), so this home’s 1,012 sqft stands out locally. But city-wide, most comparable homes average 1,342 sqft, making this property below the city median. The ranking simply reflects the comparison group: it’s a larger home for its immediate street, but a smaller one for the broader market.

4. What does “Top 5% for year built on the street” actually mean?
It means that among the 110 homes on Westgrove Way, only about five were built more recently than 1971. Given that the street average is also 1971, this home is part of the newest cohort on the block. This is relevant because newer construction often means less immediate need for major systems replacements (roof, furnace, windows), though a 1971 home is still over 50 years old—so it’s “new-ish” by local standards, not new by modern ones.

5. Should I expect the assessed value to rise now that I own it?
Assessed value is based on market conditions and comparable sales, not purchase price. This home’s current assessment is already below the street average, so there’s some upward room—but the small lot and neighbourhood rank (bottom 5% in Westdale) will likely cap it. Value growth will depend more on street-level demand and whether larger neighbouring properties pull values up, rather than on the home’s own characteristics.