13 Heather Road – Property Summary

Key Characteristics & Buyer Profile

This 974 sqft bungalow, built in 1960, sits on a 5,773 sqft lot in Winnipeg’s Windsor Park neighbourhood. The home is priced at an assessed value of $268,000.

The property is smaller than average in nearly every comparison. Living area ranks in the bottom quarter on its street, in the neighbourhood, and across the city. Assessed value follows a similar pattern—well below the medians for the area and citywide. Where the home stands out is its lot size. The land is slightly above average for the street and holds up reasonably well against neighbourhood and city benchmarks, placing it in the top 37% citywide for lot area. The year built (1960) is right around the average for the street and neighbourhood, though a touch older than the citywide median of 1966.

The appeal here is straightforward: an entry-level price point in a stable, mid-century neighbourhood, on a lot that offers more outdoor space than many newer or smaller infill properties. The modest living area and low assessed value mean this could suit first-time buyers looking for something functional without stretching their budget, or investors targeting a lower-cost asset in an established area. It’s less suited to anyone needing generous interior space, updated finishes, or a quick resale premium. The house itself is a blank canvas—its value is largely in the land and location, not the current building.

Five Possible FAQs

1. Why is the assessed value so much lower than the neighbourhood average?
The assessed value sits at $268,000, compared to a neighbourhood average of $354,200. That gap largely reflects the smaller living area (974 sqft vs. 1,091 sqft neighbourhood median) and likely an older or unrenovated interior. The lot is decent-sized, but assessed value in Winnipeg is weighted more heavily toward livable square footage and overall condition than land size alone.

2. How does this property compare to others currently for sale in Windsor Park?
This depends on current listings, but generally, Windsor Park has a mix of original-condition bungalows and updated homes. At this price point, you’re likely looking at properties that need cosmetic or mechanical work. The lot size here (5,773 sqft) is slightly above average for the street but typical for the area—many 1960s bungalows in this neighbourhood sit on similar parcels.

3. What does “ranked #148,921 out of 194,458 citywide” actually mean?
It means that when compared to all comparable single-family homes in Winnipeg, this property has a smaller living area (974 sqft) than roughly 77% of them. Only about 23% of citywide homes are smaller. The percentage ranking is similar for assessed value—the home is in the bottom quarter of the city for both size and price.

4. Is the 1960 build a concern for maintenance or insurance?
1960s homes in Winnipeg often have original wiring, plumbing, and foundation details that may need updating. The year itself is not unusually old for the neighbourhood (many homes are the same vintage), but buyers should budget for inspections of the electrical panel, cast iron drains, and insulation. Older homes can also carry slightly higher insurance premiums if the roof or heating system is original.

5. Could this property be worth more if renovated?
Potentially, but the resale value would depend heavily on what’s done. The land is not oversized enough to justify a teardown and rebuild for profit in this market. A modest renovation—updating kitchen, bathroom, and finishes—could bring the assessed value closer to the neighbourhood median, but the lower living area will always cap the upside compared to larger homes on similar lots.