235 Rouge Road – Property Summary
Key Characteristics & Buyer Fit
This is a 1,137 sq. ft. home built in 1941 on a notably large 6,289 sq. ft. lot in Winnipeg’s Westwood neighbourhood. The lot size is the property’s strongest asset: it ranks in the top 10% on the street and top 26% citywide, meaning the yard is significantly larger than most comparable homes nearby.
The living area is slightly below the street and neighbourhood averages, and the assessed value of $264,000 reflects that—coming in well under the $351,500 street average and far below the $392,100 neighbourhood average. The home is older than nearly all its neighbours: it ranks last on the street for year built (1941 vs. a 1966 average).
Where the appeal lies: The primary draw here is the land. For a buyer who wants space outdoors—gardening, room for kids or pets, or future expansion possibilities—this lot offers something the surrounding homes generally don’t. It’s also priced below many nearby properties, which may appeal to someone looking for a lower entry point into a stable neighbourhood like Westwood.
Who it suits best: First-time buyers who are handy or open to renovations, investors looking for a property where the land holds more value than the house, or anyone who prioritises outdoor space over a modern interior. It’s less suited to someone wanting a move-in-ready home with contemporary finishes or a buyer who prefers a compact, low-maintenance yard.
Frequently Asked Questions
1. Is this a teardown property?
Not necessarily. The house is old (1941) and ranks low for condition relative to the area, but a teardown decision depends on local zoning and your goals. The lot is large for the street, which could support a rebuild or addition, but you’d need to check city regulations and consult a contractor before assuming that’s the best route.
2. How much work does the house likely need?
Hard to say without an inspection, but homes from 1941 typically need updated electrical, plumbing, and insulation. The low assessed value suggests the market has already priced in significant deferred maintenance. Budget for major systems first, then cosmetic upgrades.
3. Why is the assessed value so much lower than the neighbourhood average?
Mainly because the house is smaller and older than most homes in Westwood. Assessed value reflects the structure and land together; here, the structure is dragging the total down, even though the lot is above-average in size.
4. Does the large lot mean higher property taxes?
Not directly. Property taxes are based on assessed value, not lot size alone. Since the assessed value is on the lower side, taxes should be relatively modest compared to higher-valued homes on smaller lots in the same area. That said, a future reassessment could shift the balance if the land value appreciates faster than the house.
5. What’s the street like?
The data shows Rouge Road has a mix of homes, with most built around the mid-1960s. Your property stands out as the oldest and one of the least expensive. That can mean lower neighbour turnover and a quieter street vibe, but also means you’re likely buying into a block where other owners have already done major updates.