8 Westmount Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1,260 sqft single-family home built in 1961, sitting on a 6,579 sqft lot in Windsor Park (Winnipeg). What stands out is the lot size: ranked 9th out of 92 homes on Westmount Bay (top 10%) and in the top 21% citywide. That’s a meaningful advantage in a neighbourhood where most lots cluster around 6,000 sqft. The living area ranks above average locally (top 13% in Windsor Park) but sits right around the citywide average, so it’s not unusually spacious by Winnipeg standards. The assessed value of $392K is above average on the street (top 15%) and in the neighbourhood (top 13%), but essentially average compared to the whole city ($390K citywide average). The year built is typical for the area—1961—which is older than the citywide average of 1966.

The appeal here is straightforward: you get a larger-than-average lot on a quiet street without paying a premium for excessive square footage inside. It’s not a flashy or renovated home, but it’s solidly positioned relative to its neighbours. This property suits buyers who value outdoor space and a good street-level ranking over a showpiece interior. It would work well for someone looking to add a garage, expand the footprint, or simply enjoy a private yard in a mature neighbourhood. It’s less suited to someone wanting a move-in-ready home with modern finishes or a downtown-adjacent location.

FAQs

1. Why is the assessed value above average locally but average citywide?
Windsor Park is a relatively affordable neighbourhood compared to areas like River Heights or Tuxedo. The home’s $392K assessment is high for this street and this neighbourhood, but when you compare it to all of Winnipeg—where the average comparable home is $390K—it’s right in line. That suggests the property is priced competitively within its own pocket but doesn’t stand out in the broader market.

2. What does the lot size ranking actually mean for a buyer?
A top-10% lot on this street means you have roughly 500–600 more square feet than the typical neighbour. That’s enough for a large detached garage, a substantial garden, or a future addition without feeling cramped. The fact that it’s in the top 21% citywide reinforces that this isn’t just a local anomaly—it’s genuinely above average for Winnipeg.

3. The house was built in 1961. Should I expect major updates?
Yes, that’s realistic. A home of this vintage typically has original mechanicals (furnace, wiring, plumbing) unless they’ve been replaced, and insulation standards are lower. The data doesn’t indicate any recent renovations, so factor in potential costs for upgrades. But the trade-off is that many homes from this era have good bones—solid foundations, large rooms, and mature trees—that can be worth the work.

4. How does the living area compare to newer homes in the area?
At 1,260 sqft, it’s above average for Windsor Park (where the average is around 1,091 sqft) but exactly average for the city. Many newer subdivisions push 1,500–1,800 sqft for a single-family home. So if you’re used to a more open, sprawling layout, this might feel compact. But for its street and neighbourhood, it’s not small.

5. Is this a good investment for resale?
The data suggests it’s well-positioned but not undervalued. Lot size scarcity gives it a long-term edge—larger lots in mature areas tend to hold value or appreciate faster than typical ones. However, the home itself will likely need updates to command a higher price in the future. It’s not a “flip” candidate unless you can add square footage or significantly modernize the interior. For a patient owner willing to improve gradually, it has solid upside potential.