41 Bibeau Bay – Property Summary

Key Characteristics & Buyer Fit

This home is a 1,033-square-foot bungalow built in 1962 on a 6,597-square-foot lot in Winnipeg’s Windsor Park neighbourhood. Its appeal lies in the lot size and the home’s age, not the living area or price point. The lot ranks in the top 21% citywide and top 9% on its street, giving it more outdoor space than most comparable properties in Winnipeg. The home itself is one of the oldest on Bibeau Bay, ranking 3rd out of 76 homes—built in 1962, when the street average is 1960. This suggests the surrounding homes went up within a couple of years of each other, so the block has a consistent, established character. The assessed value sits around $352,000, which is roughly average for the street and neighbourhood, and slightly below the citywide average for comparable homes. The living area is also average for the street and neighbourhood, though below the citywide norm.

This property would suit a buyer who values land over square footage—someone looking for a larger yard in a mature, stable area. It’s not a “move-in ready” premium home, but rather a solid candidate for renovations or additions, especially given the lot size. It may also appeal to those who prefer an older, well-established neighbourhood with established trees and streetscapes, rather than new subdivisions. Investors might see potential in the lot for future development, though that would depend on zoning and local regulations.

Frequently Asked Questions

1. How does the assessed value compare to similar homes nearby?
The assessed value of $352,000 is around average for both Bibeau Bay and the broader Windsor Park neighbourhood. It ranks in the top 53% citywide, meaning it’s slightly below the middle compared to all Winnipeg homes of this type. The street average is $356,600, so this home is within a few thousand dollars of its neighbours.

2. Why is the lot size considered a standout feature?
At 6,597 square feet, the lot is significantly larger than most on the street (average 5,951 sqft) and in the neighbourhood (average 6,030 sqft). Citywide, it ranks in the top 21%, which puts it well above typical Winnipeg lots for comparable properties. This makes it one of the larger parcels in a compact, older area.

3. Is the home smaller than what’s typical for Winnipeg?
Yes. The living area is 1,033 square feet, while the citywide average for comparable homes is 1,342 square feet. However, it’s right in line with the street and neighbourhood averages (1,081 and 1,091 sqft), so it fits the local character of Windsor Park’s older bungalows.

4. What does the “year built” ranking tell me about the house?
The home was built in 1962, ranking 3rd out of 76 on its street. That means only two homes on Bibeau Bay are older. The neighbourhood average is 1961, so the house fits right into the area’s post-war development period. Some buyers see older construction as a sign of better materials or more established landscaping, though it also means more potential maintenance.

5. Would this property work well for someone planning major renovations?
Potentially. The lot is the strongest asset—larger than average, which gives room for additions, a garage, or a larger backyard. The home itself is average-sized and average-valued for the area, so any renovation should be weighed against the neighbourhood’s ceiling for resale value. Windsor Park is a stable, moderately priced area, so over-improving could be a risk.