1074 Baudoux Place – Property Summary

Key Characteristics & Buyer Profile

This is a 1956 bungalow in Winnipeg’s Windsor Park neighbourhood with 816 sqft of living space on a notably large 7,238 sqft lot. The property’s main draw is the land: it ranks in the top 15% city-wide for lot size and top 10% within the neighbourhood, well above the local average of 6,030 sqft. The house itself is smaller than most nearby homes (ranked 87th percentile on its street for living area), and its assessed value of $316k reflects that—below the street and neighbourhood averages, though close to the citywide median.

The appeal here is less about the house as a finished product and more about the underlying value of the lot, especially given the home’s age and size. For a buyer who sees potential in a larger yard—whether for gardening, expansion, or redevelopment—this property offers a meaningful price advantage relative to land size. It would also suit someone looking for an entry-level home in a stable, older neighbourhood where neighbouring lots tend to be smaller, giving this one uncommon outdoor space for the area.

The counterpoint: a buyer seeking a move-in-ready, mid-sized home with modern finishes would likely find the living area tight and the 68-year-old structure in need of updating. The rankings make clear you’re paying for dirt, not square footage.

Frequently Asked Questions

1. How does the assessed value compare to similar homes in the area?
The property is assessed at $316k, which is below the street average ($336k) and neighbourhood average ($354k). City-wide, it sits near the middle (top 66%), meaning it’s priced in line with many older, smaller homes across Winnipeg—but the lot is significantly larger than typical.

2. What’s the condition of the original 1956 build?
The listing data doesn’t specify condition history. The year built puts it among the oldest homes on the street (ranked 1 out of 15 by age), so you should expect systems (roof, furnace, wiring, plumbing) to be original or near end of life. A thorough inspection is advisable, as maintenance patterns for this era vary widely.

3. Is the lot large enough for a garage or secondary suite?
At 7,238 sqft, the lot is well above average for the neighbourhood and city. Feasibility depends on zoning, setbacks, and any tree protection or drainage restrictions in Windsor Park. The size does provide more flexibility than most lots in the area, but you’d need to check with the city on specific allowances.

4. How does the living area rank compared to typical homes in this price range?
816 sqft is smaller than 90% of homes city-wide that are assessed around $316k. That’s the trade-off: you’re getting more land than usual for the price, but less interior space. It’s a choice between square footage inside versus square footage outside.

5. What type of neighbourhood is Windsor Park?
It’s a well-established, older residential area in southeast Winnipeg, largely developed in the 1950s and 60s. Streets are tree-lined, homes are mostly bungalows and split-levels, and it’s close to the Seine River and several parks. It’s generally considered a stable, family-oriented area with decent access to shopping and transit, though inventory tends toward dated housing stock.