11 Greenwich Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1,027 sqft bungalow built in 1962, sitting on a 5,775 sqft lot in Windsor Park. Its main appeal is the land – while the lot is slightly smaller than the street average (6,094 sqft), it ranks in the top 37% citywide for land area, which is the strongest metric here. The year built is also a standout: it's among the oldest homes on the street (top 13%), which often means mature landscaping, a solid foundation, and a more established neighbourhood feel.

Living area is below average for the street and city, and the assessed value ($342k) reflects that – it's on the lower end for Greenwich Bay (top 83%). What's less obvious is the value story: the property is priced below both the neighbourhood and citywide averages, but the land gives it renovation or expansion potential that a similar-priced home in a tighter-lot area wouldn't offer. This isn't a move-in-ready showcase; it's a property where the bones and the space could justify the price for someone willing to invest in an update.

Best suited for: A buyer who values a larger lot in a well-established neighbourhood and is open to cosmetic or structural improvements. It's less ideal for someone seeking a turnkey home or a compact, low-maintenance property. First-time buyers with renovation skills, or investors looking for a long-term hold with land appreciation, would find it most compelling.

FAQs

1. How does the assessed value compare to recent sales on this street?
The assessed value is $342k, which ranks 33rd out of 40 homes on Greenwich Bay – below the street average of $368k. However, assessed value isn't always a direct match for market price. A home inspection and recent sale data (available via the neighbourhood map analysis) would give a clearer picture of what similar properties have actually sold for.

2. Is the smaller living area a disadvantage compared to other Windsor Park homes?
Yes, but it depends on your plans. At 1,027 sqft, it's below the neighbourhood average (1,091 sqft) and well below the city average (1,342 sqft). The trade-off is the lot size. If you're considering an addition or a basement reno, the extra land gives you room to expand without losing yard space.

3. What does the "year built" ranking actually tell me about the home?
This home was built in 1962, ranking in the top 13% on the street for age – meaning it's one of the older homes. Older construction can mean better lumber, simpler systems, and fewer modern building code surprises, but it also means you should budget for updates to insulation, electrical, and plumbing. It's not a negative, but requires due diligence.

4. Why is the land area ranking stronger citywide (top 37%) than on the street (top 68%)?
The street itself has larger lots on average (6,094 sqft), so this lot is slightly smaller than its immediate neighbours. But when compared to the rest of Winnipeg, a 5,775 sqft lot is still generous. For context, many newer subdivisions offer lots under 4,000 sqft. This home sits on a parcel that's above the city median – and that's increasingly rare.

5. Should I rely on these rankings to decide on a fair offer?
Not alone. They're useful for context – especially the land and value comparisons – but they don't account for recent upgrades, condition, or market trends. The "neighbourhood analysis map" link provides side-by-side comparisons with nearby homes (year built, living area, assessed value, lot size), which is a better tool for pricing. An appraisal and a realtor's market analysis would be the final step.