Key Characteristics and Buyer Profile

This 1,020 sqft home sits on a 4,993 sqft lot, built in 1956. The living space is close to the average for its street and neighborhood in Windsor Park, but falls below the citywide average for Winnipeg. The lot is smaller than typical for both the street and the wider community.

What stands out is the assessed value. At $402,000, it ranks 2nd out of 46 homes on De Bourmont Bay—in the top 4%. This is notably above the street average of $358,000 and well above the community average of $354,000. Compared to the citywide average of $390,000, it holds its ground.

The appeal here is not square footage or land size. It's about value retention and relative positioning. The home is older than its community average (built in 1956 vs. 1961) and older than the city average (1966), but it's one of the newer homes on its own street. Buyers who care less about raw space and more about getting a property that's valued higher than its immediate neighbors may find this compelling.

This would suit a buyer who wants a solid, established home in a consistent neighborhood, with above-average assessed value per square foot. It's less ideal for someone prioritizing a large lot or maximum interior space. Practical buyers who see land and structure as a long-term hold, not a flip, would likely appreciate the positioning.

Frequently Asked Questions

1. Why is the assessed value so high compared to other homes on the street, even though the living area is average?

Assessed value considers more than square footage—it factors in condition, updates, location within the street, and recent sale comparisons. This home likely has features or upkeep that push its value above the norm, or it may have been reassessed more recently than neighboring properties. It's worth checking if major renovations or a newer roof, mechanicals, or finishes are reflected in the assessment.

2. The lot is smaller than average. Is that a problem for resale?

Not necessarily. Smaller lots can be appealing to buyers who want less yard maintenance, and they're common in older, established neighborhoods. However, if you plan to add a garage, suite, or significant landscaping, you'll want to confirm setback rules and zoning. The trade-off is that you're paying for the structure and location, not excess land.

3. How does a 1956 build hold up in terms of maintenance?

Homes from that era often have good bones—solid framing, often brick or stucco exteriors. But you'll want to check the age of the furnace, electrical panel, windows, and plumbing. Lead paint and older insulation are common concerns. If those have been updated, the home can be very livable. If not, budget for them.

4. How does this property compare to others in Windsor Park overall?

It's a mixed picture. The lot is smaller than 94% of homes in the community, and the living area is in the lower third. But the assessed value is in the top 8% of the area. This suggests the home is considered better quality or better maintained than many of its neighbors, even if it's not the biggest.

5. What kind of buyer typically goes for a home like this?

Often it's someone who values a quieter, older street with mature trees and a stable neighborhood, over newer subdivisions with bigger lots but less character. It could also appeal to an investor looking for a property with strong relative value in a well-established area. First-time buyers may find it a stretch if they're expecting more space for the price, but those who prioritize location and condition over size may see the value.