48 Heather Road – Property Summary

Key Characteristics & Buyer Profile

This is a 1962-built home in Windsor Park, Winnipeg, with 968 sq ft of living space on a 6,167 sq ft lot. Its assessed value is $321,000.

What stands out: The lot is the property’s strongest asset. At 6,167 sq ft, it ranks in the top 27% citywide and beats the average lot size on Heather Road (5,358 sq ft). The house itself is older than most in the neighbourhood, but not by much—it’s newer than the street and community averages, which both sit around 1961. Living space and assessed value are on the smaller and lower side compared to local and city medians, meaning this isn’t a home that trades on square footage or curb appeal from a price standpoint.

Where the appeal lies: For a buyer, the value here is in the land and the relative affordability. The assessed value is below the community average ($354,000) and well below the city average ($390,000), which suggests a more accessible price point in a mature neighbourhood. The lot size gives room for expansion, landscaping, or simply more outdoor space than many newer infill lots offer. It’s not a flashy property, but it has bones and space to work with.

Who it suits: Buyers who are comfortable with a smaller floor plan and see potential in the property—either as a starter home, a renovation project, or a long-term hold where the land holds value. It’s less suited for someone who needs a large interior or wants a move-in-ready showpiece. The neighbourhood context (Windsor Park) is established, which appeals to families or investors looking for stability rather than speculation.

Frequently Asked Questions

1. How does this property’s size compare to others in the area?
It’s below average. The living area (968 sq ft) is smaller than the street average (1,042 sq ft) and the community average (1,091 sq ft). Citywide, the average is 1,342 sq ft. The lot, however, is larger than the street average and competitive citywide.

2. Is the assessed value a good indicator of market price?
Not directly. The assessed value ($321,000) is used for property tax calculations and is based on a citywide model. It suggests the home is priced below community and city averages, but market conditions, renovations, and buyer demand ultimately determine sale price. It’s a useful benchmark, not a listing price.

3. What’s the advantage of a larger lot in this neighbourhood?
In a mature area like Windsor Park, larger lots are increasingly rare. They offer flexibility for additions, a bigger yard, or simply more privacy. The land itself tends to hold value better than the structure over time, which can be a hedge for long-term owners.

4. Is a 1962 home likely to need major updates?
It depends on what’s been done since. Homes of this era often have original systems (electrical, plumbing, heating) that may need upgrading. The build quality is generally solid, but a thorough inspection is wise. The age ranking (top 29% on the street) means it’s newer than many neighbours, but “newer” here is relative.

5. Who typically buys in this part of Windsor Park?
First-time buyers, downsizers, and investors. The area offers good access to amenities and schools without the premium of trendier neighbourhoods. It’s not a flipping hotspot, but it’s consistent—properties here tend to sell steadily rather than quickly, which can work in a buyer’s favour for negotiation.