398 Whitegates Crescent – Property Summary
Key Characteristics & Buyer Profile
This is a 1,482 sqft home built in 1963 on a 5,120 sqft lot, located at 398 Whitegates Crescent in Westwood, Winnipeg. Its assessed value is $400,000.
The property’s main appeal comes from its interior space and valuation, not its lot size or age. The living area ranks in the top 25% on its street and top 29% in the neighbourhood—both above average. The assessed value follows a similar pattern, also sitting above average at the street and neighbourhood levels. Citywide, both metrics fall around average, meaning the home offers solid space and value relative to its immediate surroundings, but doesn’t stand out across Winnipeg as a whole.
Where the property falls short is land area and year built. The lot ranks in the bottom 15% on the street and bottom 4% in the neighbourhood. The home is also older than most nearby houses, built in 1963 against an average of 1966 on the street. This combination suggests a smaller yard and a home that may need more maintenance or updates than newer listings.
This property would suit a buyer who prioritizes indoor living space over outdoor space—someone who doesn’t need a large yard but wants a comfortably sized interior. It could also work for those looking to enter a well-ranked street without paying a premium for a big lot. Buyers comfortable with an older home who are willing to invest in updates over time may find the assessed value attractive relative to the square footage.
Frequently Asked Questions
1. How does the assessed value compare to the average on the street?
The assessed value is $400,000, ranking 22nd out of 102 homes on Whitegates Crescent (top 22%). The street average is $377,400. This places the home above average in value for the immediate area.
2. Is the lot size a dealbreaker compared to other homes in Westwood?
It depends on your needs. The lot is 5,120 sqft, which is below average for both the street (5,903 sqft) and the neighbourhood (6,491 sqft). In Westwood, it ranks in the bottom 4%. If you want a large backyard or garden space, this may feel tight. If you prefer lower maintenance and don’t need much outdoor room, it could be a good fit.
3. What does the year built mean for upkeep or renovations?
Built in 1963, this home is older than the street and neighbourhood average (both 1966). It’s not unusually old citywide (top 55%), but a home from this era often means original mechanicals, windows, or insulation may need attention. Buyers should budget for potential updates unless recent work has been done.
4. How does the living area compare to similar homes across Winnipeg?
At 1,482 sqft, the home is slightly above the citywide average of 1,342 sqft for comparable properties, ranking in the top 32%. It’s not exceptionally large, but it offers more interior space than many homes at a similar price point in the city.
5. Would this property be considered a good value for a first-time buyer?
It could be, depending on priorities. The assessed value is above average on the street and in the neighbourhood, but not inflated citywide. The smaller lot and older construction may lower competition, potentially making it more negotiable. However, the living space is solid for the price. A buyer willing to handle an older home with a modest yard may get good square footage per dollar.