36 Boulder Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1956-built single-family home with 864 sqft of living space on a 5,500 sqft lot, located in the Windsor Park neighbourhood of Winnipeg. The property is assessed at $330,000.

What stands out: The house is significantly smaller than the average home in its street, neighbourhood, and city. On Boulder Bay, it ranks 33rd out of 34 homes by living area. The lot size is close to the street average but below the neighbourhood and city averages. The asking assessment is near the street and city averages, but below the neighbourhood average. The build year (1956) is slightly older than the street average but newer than much of the surrounding area.

Where the appeal lies: This is not a home for someone looking for generous interiors or a large lot. Its strengths are more subtle. The lot is a usable size, the tax assessment is moderate relative to the immediate street, and the home sits on a street where several neighbours date from the same era—meaning the character of the area is consistent, not scattered with newer builds. The low living area might also appeal to buyers who value a smaller footprint for lower maintenance or energy costs, or who plan to renovate or add square footage on a lot that offers room to do so.

Who it suits: Buyers who are comfortable with a compact home and are more interested in location and street character than raw space. First-time buyers looking for a realistic entry point into Windsor Park, downsizers who want a manageable layout, or investors targeting a street where the assessment is still relatively grounded. Not ideal for families needing multiple larger rooms or buyers who compare primarily on square footage.

Frequently Asked Questions

1. Why is the living area so small compared to other homes in the area?
The home is 864 sqft, while the average on the same street is about 1,086 sqft, and the city average is 1,342 sqft. This suggests the home was built to a modest post-war standard or hasn't been expanded. Whether this is a limitation or an advantage depends on what you plan to do with the property.

2. Is the property a good candidate for renovation or addition?
The lot is 5,500 sqft, which is typical for the street. There is physical room to expand, but any significant addition would need to account for zoning setbacks and the age of the existing structure. A full gut or addition may be more feasible than a simple extension of the existing footprint.

3. How does the tax assessment compare to similar homes?
The assessment of $330,000 is very close to the street average of $322,000, but below the neighbourhood ($354,000) and city ($390,000) averages. That means property taxes are likely to be lower than what you'd pay for a larger home nearby, but not unusually low for the immediate street.

4. Is a 1956 build a concern?
Homes from that era often have solid construction but may contain outdated plumbing, electrical, or insulation. Since the house is older than the neighbourhood average but newer than many homes citywide, it's worth getting a focused inspection on the foundation, windows, and mechanical systems rather than assuming it needs a full overhaul.

5. How does the home compare to other houses on Boulder Bay?
On the street, it's one of the smallest by living area and land size, but the assessment is in the mid-range. That suggests other homes on the street may be larger or more updated, while this one offers a lower cost of entry for being on the same street. The consistency of build years on Boulder Bay means the street has a cohesive feel, which some buyers prefer over a mix of old and new.