8 Abercorn Grove – Property Summary
Key Characteristics & Who It Suits
This is a 1,496-square-foot home built in 1968, located in Winnipeg’s Westdale neighbourhood. Its standout feature is size: it’s among the largest homes on its street and in the area, ranking in the top 1% locally and top 9% city-wide for living area. The assessed value of $251,000 is notably high compared to others on the same street (top 4%), but sits around average for Westdale and the city overall. That means you’re getting significantly more square footage than most nearby properties without a corresponding premium in assessed value—an unusual balance.
The year built (1968) is older than most homes in the neighbourhood, where the average is 2008, and older than the city average of 1990. This places it in a below-average tier for age locally and city-wide, though it still ranks among the oldest homes on its own street. The appeal here is space per dollar: buyers get a larger-than-typical floor plan in a neighbourhood where newer, smaller homes are the norm. It would suit someone who prioritises interior square footage over a modern build year, and who doesn’t mind that the property may need updates or maintenance typical of a late-1960s home. It’s also a good fit for buyers who want a strong street-level asset (largest home on a top-ranked street by size and value) without paying a neighbourhood or city-wide premium.
Frequently Asked Questions
1. Why is the assessed value high on the street but average in the neighbourhood?
The home is the largest on Abercorn Grove, so it outranks all 22 other homes there in assessed value. But Westdale as a whole has many homes with higher values—likely newer builds or larger lots—so the property sits around the middle of the neighbourhood. The assessed value reflects the combination of its size advantage on the street and the broader competition across Westdale.
2. What does “Elite” mean in the rankings, and should I read anything into it?
“Elite” is a tier label used for rankings that fall in the top 4% of a given category. Here, it applies to the home’s living area and assessed value on the street, and its living area in the neighbourhood. It’s a descriptive term, not a guarantee of quality. It simply means the property is an outlier in those specific comparisons—useful context, but not a substitute for an in-person inspection.
3. How much does the older build year matter in practical terms?
A 1968 construction date is typical for this street but significantly older than most homes in Westdale and Winnipeg. That likely means original systems (plumbing, electrical, insulation) may be past their typical lifespan, and renovations could be needed. Homebuyers should budget for possible updates to mechanicals, windows, or roofing. However, it also means the home may have mature landscaping, larger rooms, or different construction standards than newer builds.
4. Is the “Top 9% city-wide for living area” a meaningful statistic?
Yes, but with nuance. Winnipeg has a wide range of home sizes, and a 1,496-square-foot home ranks in the top 9% of comparable properties city-wide. That means most homes in the city are smaller. However, the comparison group is “comparable homes,” so it’s not a ranking against all 26,841 homes—only those considered similar in type. It still suggests this is a notably spacious property for the market.
5. What does the neighbourhood analysis map show that the rankings don’t?
The map lets you see the property in relation to its immediate neighbours, not just statistical groups. You can compare year built, living area, assessed value, and lot size house by house. This can reveal patterns—like whether the street has a mix of older and newer homes, or if the lot size is consistent. It’s useful for understanding the property’s context in a way that rankings alone can’t capture.