17 Blueberry Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1956 bungalow in Winnipeg’s Windsor Park neighbourhood with 1,025 sq ft of living space and a notably large 7,875 sq ft lot. The house itself is modest in size—slightly above average for the street but below the citywide median—and its assessed value of $322,000 is around average for its street and the city, though below the neighbourhood norm. The standout feature here is the lot: it ranks in the top 6% on the street, top 6% in the area, and top 12% citywide. That kind of land is rare for the price point.

The appeal is twofold. For a buyer who values outdoor space, gardening, or room for a garage, shed, or future expansion, the land offers flexibility that most comparable homes in this bracket do not. The house itself is older and functional rather than updated, which means there’s room to add sweat equity without overpaying for someone else’s renovations. It would suit a first-time buyer looking for a solid starter home with a long-term landhold, or a downsizer who wants a single-storey floor plan with a sizeable yard. It’s less suited to someone who wants a move-in-ready, modern interior in a premium location—that’s not what this property is offering.

Frequently Asked Questions

1. How does the property’s age compare to others in the area?
Built in 1956, it’s slightly older than the street average (1957) and notably older than the neighbourhood average (1961) and citywide average for comparable homes (1966). It ranks around the middle on its street but in the bottom quarter of the neighbourhood.

2. Is the assessed value considered a good deal?
At $322,000, it’s below the neighbourhood average of $354,200 and below the city average of $390,100. On its street, it’s also below the average of $333,300. So relative to what’s typical locally, the price is lower—but that reflects the smaller living area and older construction, not necessarily a bargain. The value is really in the land.

3. What’s the living space actually like?
The 1,025 sq ft is a bit above the street average (1,006 sq ft) but below the neighbourhood (1,091 sq ft) and citywide (1,342 sq ft) averages. It’s a compact, likely two- or three-bedroom layout typical of mid-century bungalows. Expect smallish rooms and no grand open concept unless someone has renovated.

4. Why is the land area so much larger than average?
The lot is nearly 8,000 sq ft, which puts it in the top 6% on the street and in the neighbourhood. Citywide, it’s in the top 12%. That kind of size often means a deeper or wider lot than the standard 50 x 100 ft, possibly with mature trees or extra yard space. It’s the property’s strongest asset.

5. Who would this property not be a good fit for?
Anyone wanting a turnkey home with modern finishes, or a smaller lot with less maintenance, should look elsewhere. The house will likely need updates, and the large yard requires time or money to maintain. It’s also not ideal for buyers who prioritize school catchment or walkability over outdoor space—Windsor Park is a quieter, car-oriented area.