Key Characteristics & Buyer Profile
This is a 1962 bungalow in Windsor Park, Winnipeg, with 816 sqft of living space on a 5,110 sqft lot. The property is small relative to its surroundings. On its own street (Westmount Bay), it ranks last of 92 homes for both living area and assessed value. The lot is also among the smallest on the street—ranking 91st of 92. The house is assessed at $304,000, which is well below the street average of $363,000.
Its appeal lies in affordability and entry-level pricing. The property is priced significantly lower than most of its neighbours, making it one of the more accessible options in an otherwise higher-value area. The construction year (1962) is slightly newer than many nearby homes, so the structure is not unusually old for the neighbourhood. Buyers here aren’t paying for size or land—they’re paying for the location and a lower price point.
This property would suit first-time buyers who are willing to compromise on square footage for a foothold in a stable, established neighbourhood. It may also appeal to investors looking for a renovation project on a modest lot, or downsizers who want a smaller, manageable home in a familiar part of the city. It’s less suited to families needing multiple bedrooms or buyers seeking a lot with expansion potential.
Frequently Asked Questions
1. How does this home’s size compare to others in Windsor Park?
It’s one of the smallest in the area. The average living area in the neighbourhood is about 1,091 sqft, and this home is 816 sqft—roughly 25% smaller. On its own street, it’s the smallest home by a notable margin.
2. Is the assessed value a realistic indicator of market price?
Assessed value is used for property tax calculation, not market value. That said, it’s a useful benchmark. At $304,000, this home is assessed well below both the street and neighbourhood averages. In a competitive market, the sale price could go higher, but the assessment reflects its smaller size relative to the area.
3. How old is the house, and does it need major updates?
Built in 1962, it’s slightly newer than the average home in Windsor Park (1961) and close to the city median (1966). The age itself isn’t unusual, but a home from this era typically benefits from updates to windows, mechanical systems, and insulation. A home inspection is recommended before purchase.
4. What are the advantages of a smaller lot like this one?
Smaller lots usually mean less yard maintenance—less mowing, weeding, and snow clearing. They also tend to come with lower property tax and utility costs. The trade-off is limited outdoor space, so it’s best for buyers who don’t need a large garden or room for expansions.
5. How does the property rank city-wide?
For living area, it’s in the bottom 10% of Winnipeg homes (around the 90th percentile from the bottom). For lot size, it’s near the middle. For assessed value, it’s in the bottom 30%. In short: it’s a smaller, more affordable home compared to much of the city, but not an outlier in any extreme way.