31 Greenwich Bay – Property Summary

Key Characteristics and Buyer Profile

This is a 1,615-square-foot home built in 1962 on a 7,786-square-foot lot in Winnipeg’s Windsor Park neighbourhood. What stands out immediately is the land: it ranks first on its street and in the top 3% city-wide. That’s uncommon for a home in this price range—most lots in the area are around 6,000 square feet. The assessed value of $416,000 is above average for both the street (top 10%) and the neighbourhood (top 5%), though it sits roughly around the city-wide median. The living area is solidly above average at every level but not exceptional—it’s the lot that gives this property real leverage.

The appeal here is subtle. You’re not buying a renovated or oversized house; you’re buying space and positioning. The home is in a well-ranked neighbourhood (Windsor Park performs well in both value and lot-size comparisons), and the street itself has a tight range of similar-era homes. That consistency tends to support stable resale value. The land-to-living-area ratio is favourable for someone who might want to expand, add a garage, or garden extensively. It’s less suited to buyers who want a turnkey modern interior or a compact, low-maintenance yard.

This property would suit a buyer who values outdoor space and the long-term potential of a large lot in a solid, established neighbourhood—someone willing to work with a 1960s floor plan in exchange for uncommon land. It may also appeal to investors or homeowners who see room for a future addition or subdivision, though you’d want to confirm zoning before assuming that.

Frequently Asked Questions

1. Why is the assessed value above the neighbourhood average but only around average city-wide?
Neighbourhood averages in Windsor Park are relatively strong—many homes here assess above $350,000—so this property’s $416,000 sits comfortably in the top 5% locally. City-wide, however, the average comparable home is $390,100, so the gap narrows. That’s typical for an older, stable neighbourhood where values are consistent but not extreme.

2. How does the year built (1962) compare to nearby homes?
It’s actually ahead of the street average, which also sits at 1962, and slightly newer than the neighbourhood average of 1961. City-wide, the average for comparable homes is 1966, so this home is a few years older than the broader pool. That said, 1960s construction in Windsor Park is often solid brick or stucco—age alone isn’t a drawback if maintenance has been kept up.

3. What does “rank #1 on the street for land area” actually mean in practical terms?
It means this lot is the largest of the 40 comparable homes on Greenwich Bay. The average lot on the street is about 6,094 square feet; this one is 7,786—roughly 28% bigger. That extra space could mean a deeper backyard, potential for a detached garage or workshop, or simply more privacy from neighbours.

4. Is the living area of 1,615 sqft considered small for a 1960s home?
Not at all. The neighbourhood average for comparable homes is 1,091 sqft, and the city-wide average is 1,342 sqft. So this home is above average in all three scopes. It’s not a sprawling house, but it’s comfortably sized for a family or couple, especially given the generous lot.

5. Would this property be a good candidate for a future extension or renovation?
The land size and street positioning suggest yes, but it depends on local zoning and setback rules. The lot is large and the home occupies a relatively small footprint, so there’s physical room. The assessed value also indicates the land is carrying significant weight—renovating or adding square footage could improve the value-to-land ratio. A zoning check and a conversation with a local contractor would be the next step.