9 Northumbria Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1964-built home with 1,186 square feet of living space on a 5,503-square-foot lot in Windsor Park, Winnipeg. What stands out most is the assessed value: at $390,000, it ranks in the top 18% on its street and top 14% in the neighbourhood, suggesting the property holds above-average value relative to nearby homes. The living area is around average for the street and city, but above average for the neighbourhood — meaning it’s slightly more spacious than many nearby houses. The lot is on the smaller side compared to the neighbourhood average, which is worth noting if outdoor space is a priority.

The appeal here is balance. You’re getting a home that’s not unusually large or small, on a lot that’s workable but not sprawling, in a neighbourhood where values trend higher than the street might suggest. It would suit a buyer who prioritizes solid comparative value and a decent location over maximum square footage or a huge yard. First-time buyers looking for long-term stability, or investors eyeing a property with above-average assessed value in a well-ranked neighbourhood, would likely find this a reasonable fit. The 1964 build date is fairly typical for the area — not old enough to be a heritage concern, not new enough to command a premium for modernity.

FAQs

1. Why is the assessed value higher than most homes on the street?
Assessed value reflects the city’s estimate of market value based on recent sales, condition, and location. This property likely has features or updates that push it above the street average, though the specific factors aren’t listed here. It ranks top 18% on the street and top 14% in the neighbourhood, so it’s not an outlier — just a stronger performer.

2. Is a lot size of 5,503 sqft considered small for Windsor Park?
Yes, slightly. The neighbourhood average is 6,030 sqft, and this lot ranks in the bottom third locally. It’s still within a typical range for Winnipeg citywide (top 42%), so it’s not unusually tiny — just below the local norm. If you want a large yard for gardening or expansion, this may feel tight.

3. How does the living area compare to other homes in the area?
It’s above the neighbourhood average (1,091 sqft) but below the citywide average (1,342 sqft). So within Windsor Park, it’s on the roomier side, but compared to similar homes across Winnipeg, it’s middle-of-the-pack. The street average is almost identical, so you’re not getting more space than your immediate neighbours.

4. Is a 1964 build a concern for maintenance or renovations?
Not inherently — 1960s homes are common in Winnipeg and often have solid construction. But systems like wiring, plumbing, and insulation may be original or near end-of-life. The fact that the assessed value is above average could mean some updates have been done, but you’d want to verify this during a viewing. It’s not a fixer-upper by age alone, but it’s not turnkey either without inspection.

5. What does “top 14% in the neighbourhood” really mean for resale?
It means this property sits in a relatively strong value tier within Windsor Park. Homes in the top 15% of assessed value often hold value better during market dips and appreciate faster in upswings — though that’s a general trend, not a guarantee. For resale, it suggests the property is already seen as above-average by the city’s assessment, which can be a selling point down the line.