191 Wordsworth Way – Property Summary
Key Characteristics & Buyer Profile
This is a 1,163 sqft home built in 1964 on a 3,462 sqft lot in Winnipeg’s Westwood neighbourhood. Its assessed value is $288,000.
The property’s main draw is its age relative to the street. Built in 1964, it’s older than most homes on Wordsworth Way—ranking in the top 8% for year built—which suggests solid construction from a period known for good bones. The living area sits slightly below street and city averages, but it’s not unusually small for the area. Where this property truly stands out is the lot size. At 3,462 sqft, it’s well below the neighbourhood average of roughly 6,500 sqft. That makes it a more compact, lower-maintenance option than many nearby homes.
The assessed value of $288,000 is significantly below the street average of $371,100 and the neighbourhood average of $392,100. This places the home in the bottom tier of local values. It’s worth noting that the ranking gap between street and city levels (top 91% vs. top 74%) is unusually wide—meaning this home represents a sharper discount relative to its immediate neighbours than it does to the city overall.
This property would suit a buyer who wants to get into Westwood at a below-average price point and doesn’t need a large yard. The smaller lot could appeal to someone looking for less outdoor upkeep, or to an investor seeking a lower land-to-building ratio. The older build may attract buyers who prefer the character and layout of mid-century design over newer cookie-cutter construction. However, because the value gap against neighbouring homes is steep, it’s worth understanding what drives that discrepancy—differences in interior condition, renovations, or other factors that aren't captured in the basic stats.
Frequently Asked Questions
1. How does the assessed value compare to recent sale prices in the area?
The assessed value of $288,000 is a starting point, but it may not reflect current market conditions. In a neighbourhood where the average assessment is $392,000, this home could sell for more or less than its assessed value depending on its condition, any recent updates, and how long it's been on the market. Checking recent sale prices of comparable homes on Wordsworth Way and nearby streets will give a clearer picture.
2. Why is the lot size so much smaller than the neighbourhood average?
This home sits on a 3,462 sqft lot, while the average for Westwood is about 6,500 sqft. That means it’s among the smallest lots on the street and in the area. This could be due to the property being part of an older subdivision with narrower lots, or it may have been subdivided at some point. It’s worth confirming the lot boundaries and checking if neighbouring properties have similarly sized lots or if this one is an outlier.
3. Has the home been renovated or updated?
The data shows the year built but doesn’t indicate any renovations. Given the home is from 1964, major systems like the roof, furnace, electrical, and windows may be original or may have been updated. Buyers should verify this during a walkthrough and inspection. An older home that hasn’t been updated will require more immediate investment, which could partly explain the lower assessed value.
4. How does the living area compare to other homes in this price range?
At 1,163 sqft, this home is slightly below the citywide average for comparable properties (1,342 sqft). However, for a home valued at $288,000 in Westwood, this size is fairly typical of entry-level bungalows and split-levels from that era. If you’re looking for more space, you’d likely need to move up in price or consider a different neighbourhood.
5. What are the property taxes likely to be?
Property taxes are based on the assessed value and the municipal mill rate. In Winnipeg, the estimated annual taxes for a $288,000 home would typically fall in the range of roughly $3,200 to $3,800. It’s best to confirm the exact amount with the listing agent or the city’s property tax site, as rates can vary slightly depending on any local levies or education taxes.