37 Bernier Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1,052 sqft home built in 1956 on a 7,795 sqft lot in Winnipeg’s Windsor Park neighbourhood. What stands out here isn’t the living area—which is slightly below the city average—but the land and the assessed value relative to the street and neighbourhood.

The lot is noticeably large for the area, ranking in the top 19% on Bernier Bay and top 12% citywide. That extra yard space is often undervalued in older neighbourhoods, and it’s the kind of feature that appeals to buyers who want room for gardening, a workshop, or future expansion without moving to a different part of town.

The assessed value is $430,000, which is well above the street average of $362,200 and puts it in the top 3% within Windsor Park. That suggests the property has held or grown its value more than most nearby homes. The home itself is older than most on the block (top 4% for age), which might seem like a drawback—but in a neighbourhood where many homes were built in the early 1960s, a 1956 build isn’t unusual, and it often means better materials and simpler construction than newer infills.

This property would suit a buyer who values space outdoors over a large interior, and who is comfortable with an older home that likely needs updates but comes with solid bones and a strong resale position. It’s less ideal for someone wanting move-in-ready or a high-end finish throughout.

Frequently Asked Questions

1. How does the living area compare to other homes in Windsor Park?
It’s around average for the neighbourhood. At 1,052 sqft, the home ranks in the top 49% in Windsor Park, meaning roughly half the homes are larger and half are smaller. Citywide, it falls slightly below the average of 1,342 sqft for comparable properties.

2. Why is the assessed value so high relative to the street average?
The assessment ranks 4th out of 54 homes on Bernier Bay, and top 3% in the neighbourhood. This likely reflects the larger lot size and possibly updates or features not captured in basic stats. It’s worth noting that assessed value doesn’t always match market price, but it does indicate the property is considered one of the more valuable on the street.

3. Is the lot size unusual for this area?
Yes, in a good way. The 7,795 sqft lot is larger than 81% of homes on the same street and ranks in the top 6% in Windsor Park. Citywide, it’s in the top 12%. That’s a meaningful amount of outdoor space, especially in a central neighbourhood where lots tend to be smaller.

4. What should I know about the home’s age and condition?
Built in 1956, this is one of the older homes on Bernier Bay, but it’s within the typical range for Windsor Park (average build year 1961). Older homes from this era often have solid foundations and good ceiling height, but mechanicals (furnace, wiring, plumbing) and insulation may need attention. A home inspection would be wise to confirm current condition.

5. Who is this property best suited for?
Buyers who prioritize a large, private lot and are willing to put work into an older home. It’s a strong fit for someone looking to build equity through updates rather than paying a premium for a fully renovated house. Not ideal for those seeking a low-maintenance, modern layout.