21 Birch Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1,247 sqft home built in 1959, sitting on a notably large 9,407 sqft lot. The property's strongest asset is its land. Within the Windsor Park community, the lot ranks in the top 2%, and across the entire city of Winnipeg, it falls in the top 7% for size. That's a meaningful advantage—most comparable properties in the area sit on lots around 6,000 sqft.

The house itself is slightly above average in living space for both the street and the neighbourhood, though it falls a bit below the citywide average of 1,342 sqft. The assessed value (tax basis) is $385,000, which is above the neighbourhood average but right around the city median. Built in 1959, the home is older than the street average (1974) but typical for Windsor Park, where many homes date from the early 1960s.

Where the appeal lies: the value here is in the land more than the structure. For someone looking to renovate, expand, or eventually rebuild, this lot offers rare flexibility within the city. It would also suit buyers who want a larger private yard in an established neighbourhood, or those who prefer an older home with character that can be updated over time. This is less of a turnkey pitch and more of a long-term play—someone willing to put in work could unlock significant equity.

Best suited for: Buyers who prioritise outdoor space and location over a modern interior; renovators or builders; families wanting room for gardens, playsets, or future additions.

Frequently Asked Questions

1. How does the property compare to others on the same street?
It ranks 9th out of 43 homes for living area (top 21%), 3rd for lot size (top 7%), and 12th for assessed value (top 28%). It's one of the larger properties on Birch Bay, particularly in terms of land.

2. Is the assessed value of $385,000 in line with the market?
It's above the neighbourhood average of $354,000 and the street average of $360,000, but essentially at the citywide median of $390,000. This suggests the land value is driving the assessment up relative to the immediate area.

3. Why is the lot size considered such a strong point?
At 9,407 sqft, it's nearly 50% larger than the average lot in Windsor Park and about 43% larger than the city average. Within a 3,307-home community, only 73 lots are bigger. That kind of land is increasingly rare in established neighbourhoods.

4. Does the 1959 build date mean major repairs are likely?
It depends on what's been updated. The home is older than the average on Birch Bay (1974), but in line with much of Windsor Park (average 1961). A home this age typically requires attention to roofing, windows, electrical, and plumbing unless recent upgrades have been made. A thorough inspection is recommended.

5. Who typically buys a property like this?
Common buyers include renovators looking to add square footage or modernise the existing structure, families who want a large yard in a central neighbourhood, and investors or long-term owners planning a future rebuild. It's less suited to someone wanting a move-in-ready home with no projects.