Key Characteristics & Buyer Profile

This 1,012 sq ft home, built in 1966, sits on a 5,250 sq ft lot in Windsor Park. The numbers paint a nuanced picture: the property is smaller than average for its street, the broader community, and all of Winnipeg, which may worry some buyers. However, its assessed value tells a different story. At $398,000, it is priced above the Windsor Park average by a noticeable margin, ranking in the top 9% of the neighbourhood. This suggests the home holds its value well locally, even though its size doesn’t stand out. The house itself is older than most others on Penfold Crescent (built 1966 vs. an average of 1978), but it fits right in with the rest of Windsor Park, which skews older.

The appeal lies in the value proposition within a specific context. You are paying a premium for the neighbourhood relative to other homes nearby, not for square footage. The lot is slightly smaller than both the street and community averages, so the land isn’t a major selling point. This property would suit a buyer who prioritizes the location and stability of Windsor Park over having a large home or yard. It is a good fit for someone looking for a well-sited smaller house in a solid neighbourhood, rather than a fixer-upper with expansion potential. Buyers who want to maximize living space per dollar should look elsewhere.

Frequently Asked Questions

1. Why is the assessed value high if the house is smaller than average?
Assessed value considers more than just square footage. In this case, the home ranks in the top 9% of Windsor Park for value, meaning factors like lot condition, renovations, location within the neighbourhood, and demand for the area’s smaller homes are likely keeping its price above the local norm. It may be that well-maintained, smaller homes in this community command a premium.

2. How does the 1966 build year affect maintenance or renovations?
The home is very typical of Windsor Park and Winnpeg as a whole, but it is newer than the average home on its own street. This means it may have fewer deferred-maintenance issues than a neighbouring 1950s house, but you should still expect systems (furnace, roof, windows) to be original or near the end of their lifespan. It’s a middle-aged house that probably needs attention, not a major overhaul.

3. Is the lot too small for a garage or an addition?
At 5,250 sq ft, the lot is on the smaller side for the area. Before planning any additions, you should check local zoning and setback requirements. A garage may be feasible, but a significant home extension could be tight. The size is likely better suited for maintaining the existing layout rather than major expansion.

4. Does a high neighbourhood ranking (top 9% for value) mean I’ll pay more in property taxes?
Not directly. While assessed value influences taxes, the mill rate is applied uniformly across the city. A higher assessment does mean your taxes will likely be above the Windsor Park average, but the ranking simply reflects the home’s value relative to others—it doesn’t automatically trigger a tax spike. Actual tax amounts depend on annual city budgets and reassessments.

5. How does this property compare to other homes on Penfold Crescent?
It is smaller (bottom 13% for living area) and older (bottom 38% for year built) than the street average, but its assessed value is very close to the street median. So you are getting a smaller, older home for a similar price to neighbours, which suggests the condition or location within the street compensates for the size and age. It is not a standout compared to direct neighbours unless the interior has been well updated.