12 Bittersweet Bay

12 Bittersweet Bay – Property Summary

Key Characteristics & Buyer Fit

This is a modest 948 sqft home on a 5,992 sqft lot, built in 1958, with an assessed value of $358,000. Its appeal lies in being a solid, mid-range property within its neighborhood and city, rather than a standout on its immediate street.

On Bittersweet Bay itself, the house is older than most (top 25% for its vintage) and priced around average, but it has a smaller-than-average living area (ranked 39 out of 40) and a smaller lot (ranked 35 out of 40). This means compared to neighbors, it’s compact and on a tighter parcel. However, zoom out to the Windsor Park neighborhood and the city as a whole, and the story shifts: both the living area and land are closer to the median (top 44% and 79% respectively), and the assessed value is right in the middle.

What this suggests is a home that may feel squeezed on its street but is quite typical for its wider area. The smaller footprint and lot could appeal to buyers who prioritize a lower purchase price or easier upkeep over having the largest house on the block. It would suit someone looking for an older, established home in a built-up neighborhood, where the trade-off is a more modest interior and yard for a price that aligns with city averages. Not for those wanting a showpiece or maximum space, but a practical entry into a street with generally larger homes.

Five Possible FAQs

1. Why is the living area ranked so low on the street but closer to average city-wide?
The houses on Bittersweet Bay are unusually large for the area, averaging 1,179 sqft. So this 948 sqft home looks small in that specific company. But compared to homes across Winnipeg (average 1,342 sqft) or Windsor Park (average 1,091 sqft), it’s much less of an outlier—simply a bit below the norm rather than dramatically undersized.

2. How does the assessed value relate to what I might pay?
The assessed value ($358,000) is around the middle of the street and the neighborhood. This doesn’t set the sale price, but it gives a baseline. In a market where comparable homes nearby are valued in the same range (neighborhood average $354,200), this property is priced consistently. The final sale will depend on condition, updates, and competition.

3. What does an older home like this typically need?
Built in 1958, it’s above average in age even for Winnipeg (average 1966). While the year-built ranking is good for its street, any 65+ year-old house may have aged systems—plumbing, electrical, roof, furnace. Buyers should budget for potential updates unless recent renovations are documented. The smaller lot also means less room for additions.

4. Is the lot size a problem?
Only on the street itself, where most lots are larger (average 6,395 sqft vs. 5,992). City-wide, it’s in the top 33%, meaning it’s actually a bigger lot than many Winnipeg homes. Fine for a yard, garden, or small play area, but not for expansion or a large garage. The real constraint is the street context, where neighbors may have more outdoor space.

5. Who is this house a poor fit for?
Families needing a lot of indoor space (under 1,000 sqft is tight for more than two bedrooms plus living areas) or someone wanting a private, oversized yard. Also less ideal for flippers or investors seeking a bargain, because the assessed value is average—not undervalued. It’s best for a buyer who wants a modest, well-located home without paying a premium for space they don’t need.