8 Birch Bay – Property Summary

Key Characteristics & Buyer Fit

This 1,332-square-foot home, built in 1956, sits on a 5,997-square-foot lot in Winnipeg’s Windsor Park neighbourhood. Its standout feature is the living area: well above average for both the street and the immediate neighbourhood, ranking in the top 9% for each. This is a genuinely spacious home for the area, not a case of inflated square footage. The land size is about average locally, which is fairly typical for an older established neighbourhood.

The assessed value of $347,000 sits slightly below the street and neighbourhood averages, meaning the property is priced in line with its peers. The house itself is older than most on the street—the average year built on Birch Bay is 1974—so it’s not a recent build, nor is it a historic anomaly for the city. This suggests potential for updating or a solid bones property for someone comfortable with a mid-century home.

This property would suit a buyer who values interior space over lot size, and who’s looking for a home in a stable, mature neighbourhood rather than a newer subdivision. It’s a good match for a family or couple who wants room to spread out without paying a premium for a trendy area. Because the value is around average, it’s not a flip or a hidden gem—it’s a straightforward, livable home that probably needs some personal touches rather than a full renovation.

Five Common Questions

1. How does this home compare to others on the street?
It has significantly more living space than most homes on Birch Bay—about 240 square feet above the street average. However, the lot size and assessed value are close to the middle of the pack, so it’s not an outlier in terms of price or yard.

2. Is the 1956 build a concern?
It depends on what’s been updated. A home built in 1956 is older than most on the street but not unusually old for Windsor Park as a whole, where the average is 1961. The main things to check would be the roof, furnace, electrical, and whether there’s knob-and-tube wiring or old plumbing. The year doesn’t automatically mean problems, but it’s worth a closer inspection.

3. How does the assessed value relate to the asking price?
The assessed value is $347,000, which is below both the street average ($359,700) and the neighbourhood average ($354,200). If the asking price is close to this figure, the home is priced competitively for the area. If it’s significantly higher, you may be paying a premium for the larger living area.

4. What’s the neighbourhood like?
Windsor Park is an established, largely residential area. It’s not a high-growth or trendy neighbourhood, but it’s stable with mature trees and decent lot sizes. Homes here tend to sell steadily rather than quickly, and it’s a practical choice for buyers who want a quieter setting without being far from amenities.

5. Is the lot size enough for a garage addition?
At nearly 6,000 square feet, the lot is about average for the area. Whether you can add a garage depends on the home’s setback and local zoning rules, not just the total square footage. Many homes of this vintage on similar lots in Winnipeg do have detached garages, so it’s worth checking with the city or a local builder, but don’t assume it’s a given.