49 Bibeau Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 912-square-foot bungalow built in 1963, sitting on a 7,472-square-foot lot in Winnipeg’s Windsor Park neighbourhood. The property’s main draw is the land: it ranks in the top 3% for lot size on its street and top 14% citywide, which is unusual for a home of this age in this price range. The house itself is smaller than average (below the street, neighbourhood, and city benchmarks for living area), but the assessed value of $330,000 is roughly in line with city averages, suggesting the value rests primarily in the land rather than the structure.

The appeal here is for buyers who prioritise outdoor space, garden potential, or future redevelopment options over interior square footage. It would also suit someone looking for a solid older home on a large lot in a mature neighbourhood, without paying a premium for a fully renovated interior. The year built (1963) is older than the city average, but it’s among the oldest on the street—meaning neighbours’ homes are similar in age and character, so there’s consistency in the streetscape. This isn’t a “move-in ready” showpiece; it’s more of a practical opportunity for someone who values land and location over modern finishes.

Five Possible FAQs

1. How does the assessed value compare to similar homes nearby?
The assessed value of $330,000 is slightly below the street average of $356,600 and the neighbourhood average of $354,200, but it’s pretty close to the citywide average for comparable homes. That suggests you’re not overpaying for the structure—and the land is the main asset.

2. Is the small living area a dealbreaker for resale?
Not necessarily. Smaller homes on large lots in established neighbourhoods often appeal to buyers looking to renovate, add on, or eventually redevelop. The low living area ranking (top 96% on the street) means you’re buying one of the smaller homes, but that’s also why the price is more accessible. Resale would depend on the buyer’s plans—it’s not a family home for someone who needs 1,500 square feet today.

3. What’s the condition of the house given it was built in 1963?
The data doesn’t cover condition, but a home from 1963 likely has original systems or updates that are now 15–25 years old. Buyers should budget for potential electrical, plumbing, or foundation work. The fact that the assessed value is close to city average suggests the home is habitable and not a total teardown—but a home inspection is essential.

4. Why is the lot size so much larger than the neighbourhood average?
This property sits on 7,472 square feet, while the neighbourhood average for similar homes is about 6,030 square feet. That’s a significant difference. It could be a corner lot, a pie-shaped lot, or a standard lot that simply didn’t get subdivided when the area was developed. Either way, it’s a rare find in this price bracket.

5. What’s the neighbourhood like in terms of growth or redevelopment potential?
Windsor Park is a well-established, mostly post-war area. Large lots like this one are becoming less common as infill development picks up. If zoning allows, there may be potential for a secondary suite, a garage, or even a future lot split—but that depends on current city regulations. It’s worth checking with the planning department before assuming anything.