Key Characteristics & Appeal

This 1,120 sq. ft. home on Northumbria Bay in Winnipeg’s Windsor Park neighbourhood sits on a 5,504 sq. ft. lot, built in 1965. It’s a property where the details tell a more interesting story than the headline numbers. The assessed value of $364,000 is almost dead centre for this street and the neighbourhood, suggesting the pricing is grounded and predictable rather than inflated by recent trends.

What gives this home a distinct edge is its construction year. It was built in 1965 and ranks in the top 5% of its street—second newest among 44 homes. That might seem minor, but in a mature neighbourhood like Windsor Park, newer construction within that era often means better insulation, updated wiring standards, and fewer structural quirks compared to the earlier mid-century builds nearby. The lot size is notably modest for this area—on the smaller side for both the street and the community—which could be a practical advantage for someone wanting less yard maintenance without sacrificing location.

The living area is about average for the street and slightly above average for the wider community, which means the floor plan is likely functional but not generous. This property suits buyers who prioritize a sound, well-aged home in a settled neighbourhood over square footage or a big yard. It’s a solid fit for first-time buyers who want a reliable entry point without overextending, or for downsizers who value the location over space. Because the assessment aligns so closely with local norms, it’s also appealing to investors who want a predictable asset in a stable market rather than a fixer-upper with uncertain returns.

Frequently Asked Questions

1. Why does the construction year ranking matter more than the lot size ranking here?

In a neighbourhood like Windsor Park, where many homes were built in the early 1960s, a 1965 build puts you toward the tail end of that wave. That often means you skip some of the common issues with older foundations and roof lines found in earlier structures. Being in the top 5% of your street isn’t just a vanity metric—it suggests this home may require fewer major structural upgrades in the near term compared to its neighbours. The lot size ranking, by contrast, is below average, which tends to matter less for resale in this area since the neighbourhood is known for compact lots.

2. How does this home compare to similar listings in Windsor Park?

The assessed value sits slightly above the neighbourhood average ($354,000), but it’s not an outlier. That positions the home as a mid-range option in a community where prices are quite compressed. The living area is above the local average (1,091 sq. ft.), so you’re getting a bit more interior space than typical for the area. The trade-off is the lot size, which is smaller than the community average. Overall, it’s a balanced property—not at the top or bottom of any key metric, which can be reassuring for buyers concerned about overpaying.

3. Is the smaller lot a disadvantage for resale value?

It could be for some buyers, but not necessarily in a neighbourhood where garage pads and smaller yards are common. The lot is still over 5,500 sq. ft., which is adequate for a single-family home with some outdoor space. In a market where large lots are rare, a smaller lot can actually be an advantage for buyers who want lower maintenance without a condo fee. The data shows it ranks near the middle for the city as a whole, so it’s not unusually small by Winnipeg standards.

4. What should I look for during a viewing given the 1965 build?

Because this is a newer build for the street but not a modern home, focus on the mechanical systems—furnace, electrical panel, and plumbing—rather than cosmetic finishes. Homes from this era often have original windows that may need replacing, and the insulation may be outdated. Check for evidence of knob-and-tube wiring or ungrounded outlets. The ranking tells you it’s structurally likely to be sound, but the interior systems are what will determine your actual move-in costs.

5. Does the assessed value match what I should expect to pay?

Assessed values in Winnipeg are based on market conditions as of specific valuation dates, so they’re a starting point, not a final price. The home is assessed at $364,000, which is essentially tied with the street average ($366,000) and slightly above the neighbourhood average. This suggests the asking price should fall within a tight range. If the seller is asking significantly above assessment, you’d want to justify it with recent upgrades or a very desirable location detail not captured in the data—such as a finished basement or recent kitchen renovation.