40 Agate Bay – Property Summary

Key Characteristics & Buyer Profile

This 1956 bungalow offers 938 square feet of living space on a 5,494-square-foot lot in Winnipeg’s Windsor Park neighbourhood. Its standout feature is the year built: the home is the oldest on Agate Bay (ranked #1 out of 36, top 3%), which means it sits among a street of similarly aged homes—giving the area a mature, established feel that newer subdivisions lack. The assessed value of $348,000 sits slightly above the street average ($333,300) but below the citywide average ($390,100), suggesting reasonable pricing relative to the broader market.

The living area is above average for the street (top 14%) but below the neighbourhood and city norms—a modest footprint that may appeal to buyers who value land over square footage. The lot, while smaller than the Windsor Park average, is still substantial for city living.

Appeal lies in: a consistent, older streetscape with character; a solid lot size for gardening, sheds, or future expansion; and assessed value that undercuts newer citywide comps. It’s not a turnkey modern home, but it offers bones and location.

Suits: Buyers who prefer a mature neighbourhood with larger lots and aren’t fazed by a home that may need updating. First-time buyers looking for an affordable entry into a stable area, or downsizers who want single-level living without a condo premium. Less suited for those seeking a move-in-ready, open-concept home or a newer-build warranty.

Frequently Asked Questions

1. Why is the living area ranked high on the street but low citywide?
The street (Agate Bay) has many smaller homes, so 938 sqft stands out there. But compared to the city average (1,342 sqft) or even the Windsor Park average (1,091 sqft), it’s below typical size. That’s common for mid-century bungalows in older Winnipeg neighbourhoods—they prioritize lot space over square footage.

2. How does the age of the home affect maintenance expectations?
Being a 1956 build, systems like electrical, plumbing, and insulation may be original or nearing end of life. That said, the street is full of homes from the same era, so local contractors and materials are well understood. A thorough inspection is recommended, but a 1950s home that’s been well maintained can be very solid—often with old-growth framing and simpler construction than modern builds.

3. Is the assessed value a reliable indicator of market price?
Assessed value ($348k) is a municipal estimate for tax purposes, not a market appraisal. It’s above the street average but below the city average—suggesting the home is priced competitively for its lot and location. However, condition and recent sales on adjacent streets will matter more than the assessment alone.

4. How does the lot size compare to what’s typical in Windsor Park?
The lot (5,494 sqft) is slightly below the neighbourhood average (6,030 sqft) but still generous for a city lot. It ranks in the top 36% on the street, meaning it’s one of the larger lots on Agate Bay. In older Winnipeg neighbourhoods, land is often the appreciating asset, so this is a positive if you value outdoor space.

5. What does “rank by year, newer = better rank” mean for a 1956 home?
The ranking system treats newer homes as better, so a 1956 home gets a lower rank. But this is just data logic—not a judgment of quality. On a street full of 1950s homes, being the oldest means you’re part of a cohesive vintage. The flip side is that the home is older than 90% of the city’s housing stock, so parts may be dated. The key is whether the lot and location justify renovation costs compared to buying a newer home elsewhere.