42 Bittersweet Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 948 sqft home built in 1958, sitting on a 5,993 sqft lot in Winnipeg’s Windsor Park neighbourhood. It’s currently assessed at $359,000.

What stands out here is that the house itself is on the smaller side—well below the street average of 1,179 sqft and ranking near the bottom of the street for living area. The lot is also somewhat undersized compared to neighbours, though it’s more competitive at the citywide level. The year built, however, gives it a slight edge: it’s one of the older homes on the street, which can appeal to buyers who prefer the character or construction quality of mid-century builds. The assessed value sits right around the street and neighbourhood average, suggesting the price is in line with what similar properties in the area are commanding.

The appeal here is less about space and more about location and price point. Windsor Park is a well-established area with mature trees and decent access to amenities. For a buyer who doesn’t need a lot of square footage but wants a solid, older home in a settled neighbourhood without overpaying, this could fit. It’s also worth noting that the land-to-living-area ratio is fairly generous—meaning there’s room for an addition or redevelopment down the line, if that’s something a buyer might consider. This property would suit first-time buyers looking for something affordable in a stable area, or investors who see long-term potential in the lot.

Frequently Asked Questions

1. How does the living area compare to other homes nearby?
It’s below average for the street, neighbourhood, and city. At 948 sqft, it ranks 39th out of 40 homes on Bittersweet Bay, so it’s one of the smallest single-family homes on the block. Buyers should expect less interior space than most comparable properties in the area.

2. Is the assessed value fair given the smaller size?
The assessment of $359,000 is around the mid-point for the street and neighbourhood, and slightly below the citywide average for comparable homes. The value is likely supported more by the land and location than the house itself. It’s not a bargain, but it’s not overpriced relative to the market.

3. What’s the lot like, and does it have development potential?
The lot is 5,993 sqft—smaller than the street average of 6,395 sqft, but close to the neighbourhood average. It’s a standard urban lot. Given the smaller house footprint, there’s room for an addition, a garage, or even a tear-down rebuild, pending zoning and permits. That said, it’s not oversized, so expansion options are limited compared to larger lots nearby.

4. Why is the year built considered above average for the street?
The home was built in 1958, while the street average is 1957. It ranks 10th out of 40 for newer construction on Bittersweet Bay. This is a minor distinction—most homes on the street are from the same era—but it does mean the property is slightly newer than a quarter of its neighbours. Buyers should still expect maintenance typical of a home over 60 years old.

5. What can you tell me about the neighbourhood, Windsor Park?
Windsor Park is a mid-century suburban neighbourhood in Winnipeg. It’s older and well-established, with a mix of post-war bungalows and split-levels. The area skews toward families and older homeowners, and it’s generally seen as stable and quiet. Homes here average around 1,091 sqft, so this property is on the smaller side even locally. Proximity to schools, parks, and major routes is decent, but it’s not a trendy or up-and-coming area—it’s more of a practical, no-frills choice.