25 Birch Bay, Winnipeg

Overview & Appeal

This is a 1958 home with 1,178 square feet of living space on a notably large 8,317-square-foot lot. The property sits in the Windsor Park neighbourhood (Birch Bay area) and carries an assessed value of $348,000.

Where its appeal lies: The standout feature is the land. The lot ranks in the top 10% city-wide and top 4% within the neighbourhood, which is unusual for this price point. The living area is slightly above the street and neighbourhood averages, though it falls just short of the city-wide median. The home itself isn't new, but neither is it exceptionally old for the area—it's consistent with the neighbourhood's post-war character. The assessed value is effectively average across all three comparison levels (street, neighbourhood, city), meaning the price is in line with expectations given the size and age.

Who it would suit: This property makes sense for buyers who prioritize outdoor space or the flexibility of a larger lot—whether for gardening, future additions, or simply not being on top of neighbours. It could also appeal to someone looking for a solid, unremarkable house in an established area, with room to make cosmetic updates without overpaying for a turn-key property. It's less suited for someone seeking a newer build, a premium interior finish, or a tight urban footprint.

Frequently Asked Questions

1. The lot is described as "elite" in the neighbourhood—what does that actually mean in practice?
It means this lot is significantly larger than most others in Windsor Park. With 8,317 square feet, it's about a third bigger than the local average. On the street, only six properties have more land. That could translate to a bigger backyard, more room for a garage or workshop, or potential for subdivision (though that would require checking local zoning bylaws).

2. Why is the assessed value considered average when the land is above average?
Land and building are valued together for assessment purposes. In this case, the home's older age and modest living area offset the premium the large lot would otherwise command. It's a trade-off: you're getting more land for the same money as houses with smaller lots but newer or larger homes.

3. How does the 1958 construction hold up compared to other homes in the area?
It's slightly earlier than the neighbourhood average (1961), but not dramatically so. Many homes in Windsor Park were built in the late 1950s and early 1960s. The practical implications are that systems like plumbing, electrical, and insulation may be original or updated—worth verifying during an inspection, but not unusual for the area.

4. The living area is "around average" city-wide—does that include apartments and condos?
The city-wide comparison is for "comparable homes," which generally means single-family houses or similar property types, not all residential units. So this 1,178-square-foot home is being compared against other houses, not apartments. It's roughly in the middle of the pack—bigger than a starter home, smaller than a family-sized two-storey.

5. What should I look for if I visit the property given its age and lot size?
Pay attention to the condition of the roof, foundation, and windows—usual concerns for a 60+ year-old home. On the lot side, check for drainage patterns, mature trees (which can affect foundations), and whether the size is usable for your needs. Also confirm whether the assessed value of $348,000 is likely the list price or just a valuation starting point. The rankings suggest it's fairly priced, but market conditions can shift that.