2 Abercorn Grove – Property Summary
Key Characteristics & Buyer Profile
This is a 1,080-square-foot home built in 1968, located in Winnipeg’s Westdale neighbourhood. Its standout feature is the construction year: it’s the oldest home on Abercorn Grove (ranked #1 out of 23), which means it predates most of the street’s newer builds by decades. In terms of living area, it’s slightly smaller than the street average (1,254 sqft) but sits close to the citywide median for comparable homes. The assessed value is $203,000—below both the street and neighbourhood averages.
The appeal here is not in being the biggest, newest, or most expensive. Instead, this property offers a more affordable entry point into a street where most homes carry higher valuations. The lower assessed value translates to proportionally lower property taxes relative to neighbours. For a buyer who is comfortable with a mid-century home and isn’t looking for a premium finish, this could represent a practical, lower-cost foothold in a stable area.
This would suit a buyer who values budget-conscious ownership over modern aesthetics or square footage. It’s less suited for someone seeking a move-in-ready, turnkey property or who prioritizes newer construction. The home likely appeals to first-time buyers, small-scale investors, or anyone willing to take on cosmetic updates in exchange for a lower purchase price and tax burden.
Five Possible FAQs
1. How does the property’s age affect its value?
Being the oldest home on the street (1968) means it lacks the value premium attached to newer builds—most neighbourhood homes were built around 2008. However, its assessed value is lower accordingly, which can keep taxes manageable. The flip side is that maintenance and updates may be more frequent.
2. Is the assessed value a reliable indicator of market price?
Assessed value is not the same as market value. It’s a government estimate for tax purposes, often trailing current market conditions. In Westdale, where the neighbourhood average assessed value is $246,500, this home’s $203,000 mark suggests it may list below many nearby homes—but actual sale price depends on condition, upgrades, and demand.
3. How does living area compare to typical homes in the area?
At 1,080 sqft, it’s slightly under the street average (1,254 sqft) but above the Westdale neighbourhood average (984 sqft). Citywide, it’s close to the median for comparable homes (1,042 sqft). So it’s not unusually small, just a bit compact relative to its immediate street.
4. What does the “Top 74%” ranking for living area mean?
It means the home ranks 17th out of 23 properties on Abercorn Grove by size—so only about 26% of street homes are smaller. In other words, it’s on the smaller side for the street, but not the smallest. The neighbourhood and citywide rankings show it’s more typical for the broader area.
5. Is Westdale generally a newer or older neighbourhood?
Westdale is a mix. The property’s year-built ranking at the neighbourhood level (171 out of 197) indicates most homes were built more recently—many after 2000. So this house is one of the older ones, but that also means the area has modern infrastructure and amenities. Buyers should be aware that the home may lack features common in newer builds (e.g., open-concept layouts, modern insulation).