33 Bernier Bay – Property Summary

Key Characteristics & Buyer Profile

This property stands out most for its land. The lot measures 12,626 square feet, which places it #1 on its street, #3 in Windsor Park, and in the top 3% citywide in Winnipeg. That’s uncommon for a home built in 1956, which itself is one of the older houses on the block—ranked #2 out of 54 for early construction date. The living area is 1,100 square feet, above the street average of 1,022 sqft but below the city average of 1,342 sqft, so it’s compact relative to the lot. The assessed value is $399k, sitting above the street and neighbourhood medians but right around the city median.

The appeal here is land-first: a large, private yard in a mature neighbourhood, on a street where comparable homes have smaller lots and slightly newer builds. That combination—older house, oversized lot, and in a pocket of Windsor Park where values are strong relative to the area—tends to attract buyers who see potential for renovation, expansion, or simply want space that most infill lots don’t offer. It could also suit someone who values outdoor room more than interior square footage, or who’s comfortable putting work into a home that’s structurally sound but dated. It’s less suited to someone who wants a move-in-ready, modern floor plan.

Five Possible FAQs

1. Why is the lot ranked so high but the house itself is ranked lower?
The lot is exceptional—top 1% in the neighbourhood and top 3% citywide. The house, however, is older (1956) and smaller in living area than many newer homes nearby. Rank reflects how a property compares to peers on the same metric, so a massive lot paired with a mid-sized, older home creates this gap. It suggests the land is the primary asset.

2. How does the assessed value compare to similar homes in Windsor Park?
The assessed value ($399k) is above both the street average ($362k) and the neighbourhood average ($354k), but essentially at the citywide average for comparable homes ($390k). So within Windsor Park, this property is on the higher end, largely driven by the lot size rather than the structure itself.

3. Is the neighbourhood considered up-and-coming or established?
Windsor Park is a well-established area, mostly developed in the 1950s and 1960s. The build year data here confirms that—the neighbourhood average build year is 1961, and this home fits that era. It’s not a hot infill zone, but the top-ranked lot suggests there could be redevelopment interest. That said, the area is stable, not rapidly changing.

4. What does “top 13% on the street” actually mean for livability?
It means this home ranks #7 out of 54 comparable properties on Bernier Bay for living area. In practical terms, it’s one of the larger houses on the street, but still modest overall. Street-level rankings are useful for understanding immediate neighbours—here, you’re not the biggest, but you’re above the median, which can help with resale appeal if others on the block have smaller footprints.

5. Could this property be a good candidate for a major renovation or addition?
Potentially, yes—but it depends on zoning and city regulations. The lot is large, and the house is older, which often means fewer restrictions on additions than in newer subdivisions. However, the build year (1956) might mean updating electrical, plumbing, or insulation is necessary. The rankings suggest the land carries more value than the house, so a thoughtful renovation could increase overall property value—but it’s not a guaranteed flip without checking local development rules.