15 Argonne Bay – Property Overview
Key Characteristics & Buyer Profile
This is a 753 sqft home built in 1955 on a 5,006 sqft lot in Windsor Park (Winnipeg). The property’s assessed value is $292,000. Its most notable feature is the lot size—while slightly smaller than the neighbourhood average, it ranks around the middle citywide, giving it more land relative to many other Winnipeg homes. The living area, however, is significantly below average at every level: street, neighbourhood, and city. The assessed value follows a similar pattern, sitting below both the street and neighbourhood averages but climbing to the 73rd percentile citywide, suggesting the lot is doing some of the heavy lifting for the valuation.
The appeal here is less about the house itself and more about the land and location within a well-established, mature neighbourhood. Windsor Park offers tree-lined streets, proximity to the Seine River, and reasonable access to downtown and the Perimeter. This property would suit a buyer who values a manageable lot in a settled area and is open to renovating or eventually rebuilding. It’s less suited for someone wanting a move-in-ready home with generous interior space—those shoppers will likely find the living area too tight. A first-time buyer with renovation plans or a downsizer wanting a smaller footprint and a yard would be the natural fit.
Frequently Asked Questions
1. How does this property compare to others nearby?
The home ranks near the bottom of its street and neighbourhood for living area, age, and assessed value. The lot is closer to average—it sits around the middle for the street and citywide, though slightly below the Windsor Park average. In short, it’s a small, older house on a decent-sized lot in a context where most homes are larger and newer.
2. What do the percentile rankings mean?
The rankings show where this property falls relative to comparable homes. A "Top 97%" ranking for living area on the street means it’s in the bottom 3%—only 3% of homes are smaller. Higher percentages mean worse ranking. The colour coding (red to blue) and white tick marks on the charts indicate whether you’re above or below the median benchmark for each category.
3. Is the assessed value accurate for the current market?
The assessed value of $292,000 is below both the street ($322.7k) and neighbourhood ($354.2k) averages. While assessments are updated periodically and aren’t always a perfect reflection of market value, this gap suggests the property may be priced to reflect its smaller living area and older construction. A recent sale comparison in Windsor Park would give a clearer picture.
4. What are the renovation or expansion possibilities?
A 753 sqft bungalow on a 5,006 sqft lot leaves room for addition work, depending on zoning and setback rules. The 1955 build means systems may be older, but the structure could be sound. Buyers looking to expand should check with the city on permitted floor area ratios and whether the lot allows a secondary suite or garage addition.
5. Why does the lot rank better than the house itself?
The land is the property’s strongest asset. While the living area ranks in the bottom few percent citywide, the lot sits near the median. In a city like Winnipeg where lot sizes vary widely, a 5,006 sqft lot is fairly standard—above some newer subdivisions, below older estates. The valuation reflects that: the house is worth less, but the land holds relative value.
For a side-by-side comparison of this property with nearby homes—including year built, living area, assessed value, and lot size—open the neighbourhood analysis page.