44 Boulder Bay – Property Summary

Key Characteristics and Buyer Profile

This is a 1,250-square-foot home built in 1956, sitting on a 6,500-square-foot lot in Winnipeg’s Windsor Park neighbourhood. The standout feature is the lot size: it ranks 2nd out of 34 homes on Boulder Bay (top 6%), and well above average both in the neighbourhood and citywide. The living area is also above average for the street and neighbourhood, though slightly below the citywide average for comparable homes. The assessed value of $351,000 is around average across all three levels—street, neighbourhood, and city—meaning the price aligns closely with what similar properties are going for. The house itself is older than many nearby homes (the neighbourhood average build year is 1961), but it’s not the oldest on the block.

The appeal here is space—both indoors and out—without paying a premium above market. It’s a solid, mid-century home that offers more land than most, which matters if you value yard size, garden potential, or room for additions. The property would suit buyers who aren’t chasing a move-in-ready, recently renovated house, but who are comfortable with an older structure and willing to invest time or money into updates. It’s a good fit for families who want a generous lot in an established neighbourhood, or for someone who sees long-term value in land rather than finishes. The fact that it’s average in assessed value but above average in lot size suggests the land is currently undervalued relative to the house—worth a second look if you’re thinking about future development or resale.

Frequently Asked Questions

1. How does the living space compare to other homes in Windsor Park?
It’s above average for the neighbourhood. The average living area in Windsor Park is 1,091 sqft; this home has 1,250 sqft, putting it in the top 14% of comparable homes in the area.

2. Is the property overpriced given the older build year?
Not really. The assessed value is around average for the street, neighbourhood, and city, which suggests the price reflects the home’s age and condition fairly. The larger lot likely offsets the older construction in the valuation.

3. What’s the lot actually usable for?
At 6,500 sqft, it’s generous by city standards. It’s large enough for a substantial garden, a detached garage or workshop, or even a future infill or secondary suite, depending on zoning. The lot ranks in the top 6% on the street and top 22% citywide.

4. How old is the house, and should I expect major updates?
Built in 1956, it’s older than the neighbourhood average (1961) and city average (1966). Systems like electrical, plumbing, and insulation may be original or near end-of-life. A home inspection is advisable to assess the actual condition, not just the build year.

5. How does this property compare to others on Boulder Bay specifically?
It has the second-largest lot on the street and above-average living space, but its assessed value is only slightly above the street average ($322.2k vs. $351k). That spread between lot size and price is worth noting—it’s one of the better land-to-price ratios on the block.