22 Westmoreland Road – Property Summary
Key Characteristics & Appeal
This 1,521 sqft home, built in 1988, sits on a 5,449 sqft lot in the Whyte Ridge neighbourhood of Winnipeg. Its assessed value is $503k.
Where the appeal lies: The property performs best when looked at citywide. It ranks in the top 29% for living area and top 19% for assessed value across Winnipeg, meaning you’re getting more space and higher value relative to the broader market. The lot is notably generous for its street—ranked 4th out of 18 homes—which gives it a practical edge for outdoor use or future additions. The year built, while older than the neighbourhood average (1989 vs 1994), is newer than most homes citywide (median 1966), so you avoid the maintenance concerns of a much older structure.
What’s less obvious: The assessed value outperforms the street and city averages, but slightly underperforms the neighbourhood average ($503k vs $529.6k). This suggests the home is priced competitively for its immediate area, which could matter to buyers who care about relative value within Whyte Ridge. The living area is close to the street average (1,521 vs 1,488 sqft), so the home doesn’t stand out among its closest neighbours by size alone—the lot is the real differentiator here.
Who it suits: Buyers looking for a solid, mid-80s home in an established neighbourhood, with a larger-than-usual lot for the street and good citywide value. It’s a practical fit for families who want indoor space and a sizable yard, without the price premium of newer builds. It may also appeal to investors or renovators who see upside in the lot size relative to the assessed value.
Frequently Asked Questions
1. How does this home compare to others on Westmoreland Road?
It ranks near the top for lot size (4th out of 18) and assessed value (6th out of 18), but it’s the oldest home on the street (18th out of 18). Living area is around average. The trade-off is a bigger yard for an older build.
2. Is the assessed value of $503k reasonable for Whyte Ridge?
It’s slightly below the neighbourhood average of $529.6k, so it’s priced a bit under the local median. Citywide, it’s well above average, which reflects the desirability of the area rather than an unusually high valuation for this specific home.
3. What’s the condition of a home built in 1988?
That’s not provided here, but a 1988 build is now 36+ years old. You’d want to check the age of the roof, furnace, windows, and major systems. The property does benefit from being newer than most homes citywide (top 24%), so major structural issues are less likely than with a 1960s or older home.
4. How does the land area of 5,449 sqft compare to other lots nearby?
It’s above average on the street (top 22%) but below the Whyte Ridge neighbourhood average of 6,175 sqft. So it’s a big lot for Westmoreland Road, but not especially large for the broader area. The strength is relative to immediate neighbours, not the whole neighbourhood.
5. What style of property is this?
The data doesn’t specify a style (bungalow, two-storey, split-level, etc.), so you’d need to verify that from listing photos or a viewing. The living area and lot size are consistent with a mid-sized family home, common to the late-80s development in Whyte Ridge.