This is a 1,260 sqft single-family home built in 1968, located in Winnipeg’s Westdale neighbourhood. Its standout feature is its living area. At 1,260 sqft, it ranks in the top 30% of homes on Abercorn Grove, the top 13% in Westdale, and the top 22% citywide compared to similar properties. The assessed value of $221,000 is essentially average for the street and slightly below the neighbourhood ($246,500) and city ($256,100) medians. The home’s age is a point of nuance—while it is one of the oldest on its street, it is newer than the bulk of homes in Westdale (where the average build year is 2008) and younger than the citywide average of 1990.
The appeal here is pragmatic and a bit contrarian. You get more interior space than most homes in a desirable, established neighbourhood, but at a price that sits below the local and city averages. The trade-off is age: this is not a new-build or a recent flip. It suits a buyer who values square footage and location over modern finishes and who is willing to invest in updates or maintenance. It would likely appeal to those looking for a solid, roomier-than-average home in a well-ranked area, without paying a premium for a newer model. It is less suited to someone seeking a move-in-ready, turnkey property or who prioritizes a newer build above all else.
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How does the living area “rank” actually play out in terms of usable space?
The home’s 1,260 sqft isn’t just a number on paper. In practice, it means the floor plan is likely more generous than the typical Westdale home (984 sqft average). You’re getting roughly 28% more space than the neighbourhood average—that is significant for things like room sizes, storage, or layout flexibility, not just a marginal difference.
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If the assessed value is lower than the neighbourhood average, does that mean the property is undervalued or in worse condition?
Not necessarily. Assessed value is a lagging indicator based on market data and does not directly reflect condition. It simply means the valuation is below the neighbourhood median. Sometimes this reflects a larger lot’s higher value elsewhere, or it can signal that this home hasn’t seen the same level of recent renovation as others in Westdale. It does not automatically mean the home is in poor shape—just that the appraisal hasn’t kept pace with the neighbourhood peak.
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Is being one of the oldest homes on the street (1968) a negative or a positive?
It cuts both ways. The positive is that the home was built in a period when construction standards were often more solid than in the boom years that followed. The negative is that you’re likely looking at older systems—roof, plumbing, electrical, windows—which may need updating sooner rather than later. The street’s average build year being 1968 (top 4%) means you’re in good company, but it also means none of the neighbours are brand new either, so there’s no modern benchmark to compare against.
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How does this property compare to other homes in Westdale, specifically regarding lot size?
The data provided does not include lot size figures, so a direct comparison isn’t possible here. However, in older neighbourhoods like this, lot size often varies more than living area. If lot size matters to you, it would be worth checking the property’s specific dimensions against the neighbourhood average—something the neighbourhood analysis map mentioned on the listing can clarify.
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What is the neighbourhood character of Westdale like for someone moving in?
Westdale is a well-established Winnipeg neighbourhood known for its mature trees, quieter streets, and a mix of post-war and newer infill homes. It’s generally considered family-friendly with good access to amenities. The fact that the home is older than many in the area (ranked 171st out of 197 in Westdale for year built) means you’re buying into a street that has seen more recent development nearby, which can be a plus for future resale value if the area continues to improve.