25 Greenwich Bay – Property Summary

Key Characteristics and Buyer Profile

This 1,148 sqft home built in 1962 sits on a 5,987 sqft lot in Windsor Park. Its main appeal is value. The assessed value ($334k) is notably below the street average ($368.2k) and neighborhood average ($354.2k), positioning it as one of the more affordable options in the area. At the same time, the living area is above average for both the street (ranked #7 out of 40) and the neighborhood (top 24%). The lot size is average for the area, though large enough to be ranked in the top third citywide.

This combination—a well-sized interior on an average lot, at a below-market price—suggests a home that may need cosmetic updates or minor work, rather than a turnkey property. It would suit budget-conscious buyers who want room to grow in a solid neighborhood without overpaying for a fully renovated house. It’s less suited for someone seeking a premium finish or a large private yard, but could be a strong fit for first-time buyers, small families, or investors looking for entry-level value in an established part of Winnipeg.

Five Possible FAQs

1. Why is the assessed value lower than the street and neighborhood averages, while living area is above average?
Assessed value reflects market conditions at a specific point and includes factors like condition, updates, and finishes—not just square footage. This home likely has fewer recent renovations or different features than similarly sized neighbours. It does not imply structural issues, just that the market hasn’t valued it as highly yet.

2. How does the lot size compare to typical homes in Windsor Park?
It’s very close to the neighborhood average (6,030 sqft) and slightly smaller than the street average (6,094 sqft). Citywide, it ranks in the top third, meaning it’s a standard lot for the city but not oversized for the area. If you’re looking for a large yard, this is not exceptional; if you want manageable outdoor space, it’s typical.

3. Is the 1962 build a concern?
Not inherently. It’s newer than the citywide average (1966) but older than many homes on the street (top 13% rank). Homes from this era often have solid construction but may need updates to electrical, plumbing, or insulation. Get an inspection focused on these systems rather than just cosmetic condition.

4. How does this home rank compared to others nearby?
On its street, it’s in the top 18% for living area but the bottom 12% for assessed value. That gap is the key story: you’re getting more interior space than most neighbours, for less money. In Windsor Park broadly, it’s still above average for size (top 24%) and below average for value (bottom 25%).

5. What kind of resale potential does this property have?
Its price advantage makes it a good entry point. Because the lot size is average and the living area is strong, adding smart updates (kitchen, bathroom, energy efficiency) could bring the assessed value closer to the street average. The risk is lower if you buy at the current assessed price, as the baseline is already below comparable homes in the area.