11 Heather Road – Property Summary

Key Characteristics & Appeal

This is a 1960 bungalow in Winnipeg’s Windsor Park neighbourhood with 936 square feet of living space on a 5,247-square-foot lot. Its assessed value is $359,000.

What stands out here is the value proposition relative to local and citywide averages. The home’s assessed value ranks in the top 30% on its street (above the street average of $330,500) and sits right around the neighbourhood average, yet its living area and lot size are on the smaller side—ranking below average at the street, neighbourhood, and city level. That means you’re paying a premium for the lot and location relative to square footage, not for extra space. The year built is typical for the area; nothing unusual there.

The appeal lies in getting into a well-established, mid-century neighbourhood (Windsor Park) at a moderate price point without inheriting an oversized house or property. The smaller footprint is more manageable for certain buyers—less to heat, furnish, and maintain. It would suit someone who values a shorter commute or walkable amenities over sprawling interior space, or a downsizer who doesn’t want condo fees. The assessed value suggests the home might have some upside potential through renovations, but the location is already priced in.

Best fit for: First-time buyers looking for an affordable entry into an established area, empty nesters seeking single-level living, or investors targeting a modest rental in a stable neighbourhood.

Five Possible FAQs

1. Is this a good entry-level house for a first-time buyer?
Probably yes, if you’re comfortable with a smaller living area. The assessed value is close to the neighbourhood median, so you’re not overpaying for the location, and a 1960s home in Windsor Park will likely hold its value. Just budget for potential updates—homes of this vintage often need mechanical or window replacements soon.

2. How does the lot size compare to others in the neighbourhood?
It’s below average for Windsor Park (5,247 sqft vs. 6,030 sqft neighbourhood average), and ranks in the bottom 14% in the area. That’s not automatically a problem—it means a smaller yard to maintain—but if you’re hoping for a large garden or space for a garage extension, this lot may feel tight.

3. Why is the assessed value above average on its street but only average citywide?
The street itself has a lower average assessed value than the city median, so the home looks strong relative to immediate neighbours. But citywide, it falls near the middle. This often happens on streets with a mix of smaller starter homes and larger or renovated properties—this house leans toward the upper end of its street but isn’t a standout across Winnipeg.

4. Is the year built (1960) a concern for insurance or maintenance?
Not specifically. Homes from this era are common in Winnipeg, and many have been updated. The bigger concern is whether key systems (roof, furnace, electrical) have been replaced. The year built is average for the neighbourhood, so there’s no unusual risk, but you should get an inspection to check for original features like galvanized plumbing or outdated wiring.

5. What does “ranked #2,777 out of 3,307 in Windsor Park” mean for living area?
It means this home is smaller than about 84% of comparable homes in the neighbourhood. The average living area in Windsor Park is roughly 1,091 sqft, so at 936 sqft, this is on the compact side. It’s not unusually small—just below the typical range. For context, citywide it’s still in the bottom 20% for living area, so space is genuinely limited compared to a typical Winnipeg home.