40 Durham Bay – Property Summary

Overview & Key Characteristics

This is a 1,095-square-foot bungalow built in 1960, sitting on a 6,598-square-foot lot in Winnipeg’s Windsor Park neighbourhood. Its assessed value is $328,000.

The property’s main draw is the land. The lot is above average for the neighbourhood (top 18%) and well above average citywide (top 21%). That’s meaningful if you value outdoor space, gardening, or future expansion possibilities. The house itself is modest in size—slightly below the street average—but the home is among the oldest on Durham Bay (top 13% for its era), which could appeal to buyers looking for a solid mid-century build with character rather than a recent flip. The assessed value is notably below the street average, which may reflect condition or deferred updates.

This property would suit buyers who prioritise lot size over square footage and are comfortable taking on some updating. It’s a reasonable fit for someone looking to enter the market in a well-established neighbourhood without paying a premium for a fully renovated home. Windsor Park offers good access to services and transit, making it practical for first-time buyers, downsizers, or small families who want room to grow outdoors.

Frequently Asked Questions

1. Why is the assessed value so much lower than the street average?
The home ranks near the bottom for assessed value on Durham Bay (39 out of 40). The street average is $372.5k. This gap often reflects the home’s age, smaller living area, and likely some deferred maintenance or original features. It can also signal an opportunity for a buyer who plans to add value through updates.

2. How does the living area compare to typical homes in Windsor Park?
The 1,095 sqft is right around the neighbourhood average of 1,091 sqft. So while it’s on the smaller side for Durham Bay specifically, it’s a typical size for the wider area. Most homes in Windsor Park from this era are in a similar range.

3. Is the 1960 build a concern?
Yes and no. Homes from that era often have good bones—solid framing, mature trees, and established lots. The main considerations are mechanical systems (furnace, electrical, plumbing) and windows. Since the home ranks as one of the oldest on the street, these items may be original or nearing replacement. A thorough inspection is recommended.

4. What does the top 21% citywide ranking for land area actually mean?
Among nearly 200,000 comparable homes in Winnipeg, this property’s lot size places it in the top fifth. That’s a strong asset. In a city where many newer subdivisions offer smaller lots, a 6,600 sqft parcel in an established neighbourhood is increasingly uncommon. It offers room for a garage, shop, garden, or future addition.

5. Who typically buys homes in Windsor Park at this price point?
First-time buyers looking for affordability in a central location, and sometimes empty-nesters who want a single-level home with a decent yard. The neighbourhood has good schools and parks, so families also show interest. The value proposition here is more about the land and location than a move-in-ready house.