40 Bernier Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1956-built home with 998 sqft of living space on a 6,065 sqft lot, assessed at $338,000. What stands out most is the land. Citywide, this lot ranks in the top 29% for size—generous by Winnipeg standards. Yet on its own street, it’s the smallest lot of 54 comparable homes. That tension is the defining feature: you get more yard than most of the city, but less than your immediate neighbours.

The house itself is compact. Living area is below the city and neighbourhood average, though it sits right around the middle for its street. The assessed value reflects that—slightly below street and neighbourhood medians, but average for the city as a whole. The home is also older than most nearby properties, ranking 2nd oldest on its street. That suggests original character or renovation potential, but also possible mechanical or structural updates to consider.

Who it suits: Buyers who value outdoor space over square footage, and who are comfortable with a smaller footprint. It’s a strong fit for someone looking to add sweat equity or redevelop the lot over time, particularly given the generous land relative to city norms. Less suited to those who need interior space or want a move-in-ready home without near-term work. Also worth noting: the street itself skews toward larger, more expensive homes, which could support resale value if the property is improved.

Frequently Asked Questions

1. How does the lot size compare to other homes in Windsor Park?
It’s almost exactly average for the neighbourhood (6,065 sqft vs. 6,030 sqft neighbourhood median). The lot feels generous citywide but typical for the area.

2. Is the assessed value accurate for a home this age and size?
The $338,000 assessment is below the street average ($362k) and neighbourhood median ($354k), but right around the citywide median for comparable homes. It reflects the smaller living area and older construction, not necessarily any deficiency in the property itself.

3. What should I look for given the 1956 construction year?
Original mechanicals (furnace, electrical panel, plumbing) are worth inspecting. Homes of this era often have good bones but may need updated insulation, windows, or foundation work. Being the second-oldest on the street could also mean fewer recent upgrades compared to neighbours.

4. Could this property be a good candidate for a future addition or redevelopment?
Potentially, but check zoning and setback requirements first. The lot is on the smaller side for its street, so any expansion may be limited. That said, the neighbourhood lot size is average, so a thoughtful addition could bring it closer to street norms without looking out of place.

5. How does this home compare to others nearby in terms of value?
It’s priced below most neighbours on the street, largely due to smaller interior space. But the land value is competitive citywide. If you’re looking for an entry point into a street with pricier homes, this could offer relative affordability—with the trade-off of needing updates or accepting a smaller home.