11 Almond Bay: Property Summary

1. Key Characteristics & Buyer Profile

This is a 968 sqft home on a 5,494 sqft lot, built in 1958, currently assessed at $347k. The property’s standout feature is its size relative to the immediate street. On Almond Bay, it ranks in the top 14% for living area—meaning it’s one of the bigger homes on the block, even though it falls below the averages for the broader Windsor Park neighborhood and Winnipeg as a whole. The assessed value is slightly above the street average but sits right around the neighborhood and city medians.

The year built is noteworthy: at 1958, this house is tied for the oldest on the street (top 3%), which is a specific appeal for buyers who prefer the construction quality, lot sizes, or character of mid-century homes. The land area is close to the street average, though smaller than typical Windsor Park lots—so the yard is decent but not oversized for the area.

Where the appeal lies: The real draw here is relative value within a tight micro-location. You get a larger-than-average floor plan for the street, at a price that tracks closely with neighborhood norms. It’s not a flashy house by citywide standards, but on Almond Bay it stands out. That can matter for resale or for someone who wants to be the bigger house on a quieter block.

Who it suits: First-time buyers or small families who want a solid mid-century home with a functional layout, on a street where their home won’t feel cramped compared to neighbours. Also suits buyers who value an established 1950s build—thicker walls, mature lots, simpler construction—over newer cookie-cutter finishes. Less suited to someone wanting a large yard or a more modern open-concept floor plan without renovation.

2. Frequently Asked Questions

How does this home compare to others on Almond Bay specifically?
It’s one of the largest on the street by living area (top 14%) and has the oldest build year (tied for first). Its assessed value is above the street average, ranking in the top 27%. The lot size is close to the street median.

Is this considered a small home for Winnipeg?
Yes, to some extent. The living area is below the citywide average for comparable homes (968 vs. 1,342 sqft). But on its own street, it’s actually above average—so context matters. It’s compact but not unusually small for its immediate surroundings.

Why is the year built listed as a positive? Isn’t older worse?
Not necessarily. Many buyers specifically look for 1950s construction because of solid framing, often larger lots (by modern standards), and established neighborhoods. This home has a low maintenance history risk if well cared for, but it’s worth noting that older homes may need updates to electrical, plumbing, or insulation. The “elite” ranking on the street just means it’s one of the original homes there.

How does the assessed value relate to actual market price?
Assessed value is a city estimate for property tax purposes, not a market appraisal. At $347k, it’s near the neighborhood average, which suggests the home is priced in line with local expectations. But market conditions, condition, and renovations can shift actual sale price above or below this figure.

What should I look out for given the 1958 build?
Check for original windows, furnace age, and the condition of the foundation and roof. Mid-century homes often have good bones but may lack modern energy efficiency. Also confirm the lot’s drainage—at 5,494 sqft, it’s manageable, but older lots can have subtle grading issues. A home inspection is worth the cost here.