Property Overview: 43 Duluth Bay

This single-family home in Windsor Park stands out most for its land. The lot measures 9,600 square feet, which places it in the top 4% on its street and top 2% within the wider community. In a city where the average lot hovers around 6,500 square feet, this is an unusually generous piece of property. The house itself is 1,151 square feet, built in 1963, which puts it close to the median for both its street and the city overall. Its assessed value of $397,000 is above the neighbourhood average of $354,000, a reflection of both the land and the home’s solid positioning within Windsor Park.

The appeal here is not a flashy or heavily renovated interior, but the simple fact of space outdoors. For someone who wants a large yard—for gardening, kids, a shop, or future expansion—this lot offers options that most properties in this price range do not. The home is liveable as-is, but it also presents a reasonable candidate for renovation or redevelopment down the road, provided local zoning allows it. This is a quieter kind of value: less about turnkey finishes and more about what the property could become.

This property would suit buyers who are comfortable looking past surface condition and thinking in terms of land value. It’s a strong fit for a family or individual who wants room to spread out in a mature Winnipeg neighbourhood, without paying a premium for a fully updated house. It may also appeal to someone with renovation experience or a long-term view, who sees the land as the primary asset.

Five Frequently Asked Questions

1. How does the property compare to typical homes on Duluth Bay?
On its street, the home is very close to average in living area and build year, but the lot is significantly larger—nearly 3,200 square feet more than the street average. The assessed value is also slightly above the street average, which tracks with the extra land.

2. Is the home a good candidate for major renovations or an addition?
That depends on local zoning and permit rules, which would need to be checked with the city. That said, the lot size is well above average for the area, so there is physical room for expansion. Many buyers in this situation treat the existing house as a base and plan changes accordingly.

3. What are typical property taxes, based on the assessed value?
Assessed value is $397,000. Property tax rates in Winnipeg vary each year, but as a rough guideline, taxes usually fall between 2.5% and 3% of the assessed value. A local realtor or the city’s tax estimator can give a more exact figure for the current year.

4. How does Windsor Park compare to other established Winnipeg neighbourhoods?
Windsor Park is a well-established, mostly post-war area with a mix of bungalows and split-levels. It offers mature trees, decent access to schools and services, and generally more affordable pricing than newer suburbs or inner-city districts. Lots here tend to be a bit larger than the city average, which is part of this property’s advantage.

5. Would this property work as a rental investment?
As a rental, the land-to-building ratio is unusually high, which means the property could appreciate more on the land side over time. However, the rental income potential would likely align with a modest three-bedroom home in the area—functional but not luxury. The real value lies in the long-term asset growth, not short-term cash flow.