43 Boulder Bay – Property Summary

Overview & Buyer Profile

This is a 1,008 sqft single-family home built in 1958 on a 4,999 sqft lot, located in the Windsor Park neighbourhood of Winnipeg. Its assessed value is $247,000.

Key characteristics: The home is older than most surrounding properties (ranked 4th oldest on the street) but has a below-average living area and assessed value relative to both the street and the wider neighbourhood. The lot size is slightly smaller than the Windsor Park average, though it ranks more favourably citywide.

Where the appeal lies: The main draw is price. The assessed value is well below the street average ($322k) and dramatically below the neighbourhood average ($354k). For a buyer looking to get into a established Winnipeg neighbourhood at a lower entry point, this is likely one of the more affordable options on the block. The older construction date (1958) also suggests the home may have original character or structure that appeals to buyers who prefer mid-century builds over newer infill.

Who it suits: First-time buyers looking for affordability in a mature neighbourhood, investors seeking a lower-cost entry into Windsor Park, or buyers open to renovation who see value in a home where the sticker price hasn't yet caught up to the area. It's less suited for someone who wants a move-in-ready home with contemporary finishes or a large lot.

Frequently Asked Questions

1. How does the assessed value compare to similar homes nearby?
The home's $247k assessed value is significantly below the street average of $322k and the neighbourhood average of $354k. On the street itself, it ranks 33rd out of 34 homes—essentially the lowest-priced property on the block by assessed value. Citywide, it still sits below average but ranks higher (top 84%), meaning it's more in line with older or smaller homes across Winnipeg.

2. Is the lot size a concern?
At 4,999 sqft, the lot is below the neighbourhood average of 6,030 sqft and ranks in the bottom 10% for Windsor Park. However, citywide it's closer to the median (top 55%), so it's not unusually small by Winnipeg standards—just small for this specific area. If you're comparing to other homes on this street, it's actually around average (ranked 22 out of 34).

3. What does the "year built" ranking tell me?
The home was built in 1958, making it the 4th oldest on the street (top 12%). Neighbourhood-wide, it's around average (ranked 64th percentile), and citywide it's also close to the median (61st percentile). So while it's one of the older homes on this particular block, it's not unusually old for Windsor Park or Winnipeg as a whole.

4. Why is the living area below average?
At 1,008 sqft, this is a smaller home than most on the street (average 1,086 sqft) and smaller than the neighbourhood average (1,091 sqft). Citywide, the average for comparable homes is 1,342 sqft, so this property is about 25% smaller than a typical Winnipeg home. This isn't unusual for a 1950s bungalow, but buyers should expect less square footage than newer infills or larger family homes.

5. Should I rely on assessed value to determine market price?
Assessed value is a useful benchmark, but it's not the same as market value. This property's assessment is low relative to neighbours, which could mean the home needs updates or has deferred maintenance—or it could simply reflect that the city's assessment hasn't kept pace with recent sales in the area. A proper comparative market analysis and an in-person viewing are essential before making an offer.