16 Barberry Road – Property Summary

Key Characteristics, Appeal, and Ideal Buyer

This is a 948 sqft single-family home on a 5,600 sqft lot, built in 1958, with an assessed value of $376,000. What stands out is the clear split between the home’s size and its value. The living area is below average at every level—street, neighbourhood (Windsor Park), and citywide (Winnipeg)—ranking in the bottom third or lower across all comparisons. The assessed value tells a different story: it’s well above average on the street and in the neighbourhood, and sits right around the citywide average. The lot size is close to typical for all three levels, which means the value is not being driven by extra land.

The appeal here is that you’re paying for location and condition, not square footage. The home is smaller than most others nearby, but its assessed value suggests it’s been well maintained or updated in ways that matter to appraisers. The year built (1958) is older than the neighbourhood and city averages, but that often means solid construction and mature landscaping. For buyers who prioritize a good lot in an established area over having the largest house, this property offers a chance to own in Windsor Park without paying a premium for extra rooms that may not be needed. It would suit a couple, a small family, or someone downsizing who wants a manageable home with good bones in a stable, older neighbourhood.

Five Possible FAQs

1. Why is the assessed value higher than average when the house is smaller?
The assessed value reflects more than just square footage—things like updates to the kitchen, bathrooms, roof, mechanicals, and the overall condition of the property can push it up. It may also indicate that similar homes on the street and in the neighbourhood have sold at higher prices, which influences the assessment. The lot being close in size to others means the value isn’t coming from land alone.

2. Is a 1958 home likely to need major work soon?
Not necessarily. A home from that era often has a solid foundation and good framing, but systems like plumbing, electrical, and the roof may have been replaced over the years. You’d want to check the age of the furnace, hot water tank, windows, and any insulation upgrades. The higher assessment might suggest some of this work has already been done, but a home inspection would confirm.

3. How does the lot size affect usability?
At 5,600 sqft, the lot is roughly 50 by 112 feet—a standard city lot in older Winnipeg neighbourhoods. It’s large enough for a good-sized yard, a garden, or a garage addition, but not oversized compared to neighbours. If you value outdoor space without the upkeep of a bigger property, this size is a practical middle ground.

4. What’s the neighbourhood like in terms of resale?
Windsor Park is an established area with a mix of post-war bungalows and newer infills. Properties here tend to hold value well because the location is central and close to amenities, the river, and major routes. Because this home is smaller, resale might appeal to buyers looking for a lower-maintenance option, but its higher relative value on the street means you’re not buying the cheapest house in the area—just the smallest.

5. How does this property compare to newer homes in the same price range?
Newer homes around $376k in Winnipeg will likely be smaller lots in newer subdivisions or townhomes, or older homes that need more work. This property gives you a traditional lot, mature trees, and a location that’s already developed. The trade-off is an older floor plan and smaller rooms, but you avoid the higher property taxes and HOA fees that sometimes come with new builds.