85 Hansford Road – Property Summary

Key Characteristics & Buyer Profile

This 1,003 sqft bungalow, built in 1965, sits on a 6,254 sqft lot in Winnipeg’s Windsor Park neighbourhood. The standout feature is the land: it ranks in the top 17% on the street, top 30% in the neighbourhood, and top 26% city-wide for lot size. That gives the property potential often missing from newer, tighter subdivisions—space for additions, a large garden, or future redevelopment. The living area is below average at every level (street, neighbourhood, city), so the house itself is compact relative to the lot. The assessed value of $350,000 is near average in Windsor Park but below average on the street and city-wide, suggesting it’s priced more for the land than the structure.

What type of buyer this suits: Buyers who prioritize yard space and location over move-in-ready square footage. It’s a strong fit for someone looking to renovate, expand, or hold a lot in a well-established area where large parcels are increasingly rare. It may also appeal to those who prefer a smaller, simpler home to maintain, with outdoor living as the priority. It’s less suited for someone wanting a large, finished interior with no immediate work needed.

Five Possible FAQs

1. How does the compact living area affect resale potential?
The smaller footprint (1,003 sqft) is below the street average of 1,118 sqft and the city average of 1,342 sqft. This means the property won’t compete directly with larger homes on interior space alone. However, the lot’s size and location are the main value drivers. A future buyer could add square footage through a permitted addition, which is realistic given the land area. The resale ceiling is tied more to what the lot permits than the current floor plan.

2. Is the assessed value of $350,000 a fair reflection of the property?
It’s around average for Windsor Park (top 57%), but below average on the street (top 85%) and city-wide (top 54%). The assessment weights land and structure together. Since the lot is generous and the house is smaller, the value is balanced. It’s not a bargain, nor is it inflated—it prices the land premium while discounting the interior’s modest size. Comparable sales in the area would give the clearest picture of market value beyond the assessment.

3. What does the “year built” ranking of top 10% in the neighbourhood actually mean?
The house is from 1965. In Windsor Park, that puts it in the older third of homes overall (neighbourhood average is 1961). But it’s the top 10% because most homes in this area are even older. For buyers, that means the house is not a recent build, but it’s newer than many of its neighbours. It avoids the very oldest stock (pre-1950s) while still having some age-appropriate maintenance needs—roof, windows, mechanicals should be checked.

4. How does the land size compare to typical Winnipeg lots?
The 6,254 sqft lot is larger than about three-quarters of all comparable homes in Winnipeg—and it ranks in the top 17% on Hansford Road itself. That’s a genuinely strong position. In practice, it means more privacy between neighbours, room for a detached garage or shop, and better potential for landscaping or outdoor structures. Larger lots in the neighbourhood are often on quieter streets like this one, which adds to the appeal.

5. What are the most useful things to investigate before buying?
Given the house is from 1965 and the living area is below average, focus on the condition of the foundation, roof, and mechanicals (furnace, electrical, plumbing). The lot being large and above average is a plus, but check for any restrictions (easements, zoning, tree preservation) that could limit additions or renovations. Also, look at recent sales of similar “small house, big lot” properties in Windsor Park to confirm whether the assessed value aligns with what buyers are actually paying.