12 Bernier Bay

12 Bernier Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1956 bungalow with 947 square feet of living space on a 6,594-square-foot lot in Winnipeg’s Windsor Park neighbourhood. Its standout feature is the land: the lot ranks in the top 21% citywide and top 20% within the neighbourhood, meaning it offers noticeably more outdoor space than most comparable homes nearby. The house itself is older than the neighbourhood average (75th percentile locally), but on its own street it’s among the earliest built—ranking second out of 54 homes. The assessed value is $346,000, which sits near the middle of the pack across all comparison levels: slightly below the street average of $362,200 but generally in line with Windsor Park and the city.

The appeal here is less about the house size (which is slightly below city average) and more about the property’s potential. A larger lot in an established, mid-century neighbourhood often appeals to buyers who value outdoor space, gardening, or the possibility of future expansion. It could also suit someone looking for a solid, modest home with room to customize over time. Because the home isn’t the newest or largest, price-sensitive buyers who prioritize yard size over square footage may find it a pragmatic fit. It’s less suited to someone seeking a move-in-ready, turnkey property with modern finishes or maximum interior space for the price.

Five Frequently Asked Questions

1. How does the lot size compare to other homes in the area?
The lot is above average both within Windsor Park and citywide. On its own street, however, it’s actually smaller than most—ranked 49th out of 54. So while the yard feels generous relative to the broader neighbourhood, it’s not oversized compared to immediate neighbours on Bernier Bay.

2. Is the assessed value fair for what this property offers?
The value is around average at every level—street, neighbourhood, and city. Given the larger lot and older construction, the assessment suggests the market sees the land as a compensating factor for the smaller living area. It’s neither a steal nor overpriced relative to comparable homes.

3. What does the year built tell me about the home’s condition?
Built in 1956, it’s older than most homes in Windsor Park and the city at large. That can mean original construction details worth preserving, but also potential for outdated systems (plumbing, electrical, insulation). The ranking on its street (top 4%) shows it’s one of the earliest houses there, so neighbouring homes may have been updated more recently.

4. How does the living area affect daily use?
At 947 square feet, this is a compact home—below the street, neighbourhood, and city averages. It’s practical for a single person, a couple, or a small family who prioritizes outdoor space over interior square footage. Buyers expecting a large open-concept layout may find it tight.

5. What’s the neighbourhood like in terms of home values and competition?
Windsor Park is a mid-century Winnipeg neighbourhood with a mix of older and updated homes. Values here are generally moderate, and the assessed value suggests minimal price volatility. The land ranking (top 20% locally) means this property stands out more for its lot than its house, which could appeal to buyers looking for a project or more yard space in a settled area.