1090 Baudoux Place – Property Summary

Key Characteristics & Buyer Profile

This property is a 1956 home in Winnipeg’s Windsor Park neighbourhood, with 912 sq. ft. of living space on a notably large 9,895 sq. ft. lot. Its assessed value is $350,000.

The lot is the standout feature. It ranks in the top 2% for land size within Windsor Park and top 6% citywide—meaning most homes in the area sit on roughly 6,000 sq. ft. or less. For someone who values outdoor space, gardening, a large yard for kids or pets, or even future expansion possibilities, this is a rare find at this price point.

The home itself is modest in size and original vintage (one of the oldest on the street). The living area is below average for the neighbourhood and city, but the assessed value holds close to neighbourhood and city medians. This suggests the land is doing much of the heavy lifting in terms of value. The home could suit a buyer who is willing to invest in updates over time, or who prioritises land over a large house. It may be less appealing to someone wanting a move-in-ready, modern floor plan without renovation.

Frequently Asked Questions

1. How does the living area compare to other homes nearby?
On the street itself, the 912 sq. ft. is close to average. But compared to the broader Windsor Park neighbourhood, it’s below average—most homes there are around 1,091 sq. ft. Citywide, the gap is similar. So while the house is not unusually small for its immediate street, it is compact relative to the area overall.

2. Why is the assessed value relatively stable despite the smaller house size?
The large lot—nearly 10,000 sq. ft.—carries significant value. Land is a major factor in assessed value, especially in a neighbourhood where typical lots are 6,000 sq. ft. The home’s older construction and smaller footprint are offset by having nearly 50% more land than the typical nearby property.

3. Is the 1956 build date a concern for maintenance?
It depends on what’s been updated. The home is among the oldest on the street, where the average build year is also 1956. That means many neighbouring homes share similar age-related considerations—foundation, electrical, plumbing, windows, and insulation. A thorough inspection would be wise, but being older doesn’t necessarily mean neglected. Some buyers specifically look for original character homes in established neighbourhoods.

4. What kind of buyer would get the most value from this property?
Someone who values space outdoors more than indoors. That could be a gardener, someone with recreational vehicles or a boat, a family wanting a large backyard, or an investor looking at future subdivision potential (subject to zoning). It could also suit a buyer who plans to renovate or rebuild and wants a prime lot at a reasonable entry price.

5. How does 1090 Baudoux Place compare to the city median on key metrics?
The assessed value ($350,000) is slightly below the city median for comparable homes ($390,100), but still in the top half citywide. Land size is well above city median—top 6%—while living area is below median, ranking in the bottom 18% citywide. So you’re trading interior space for a significantly larger lot, at a below-median price point relative to the whole city.