22 Bibeau Bay — Property Summary
Key Characteristics & Buyer Profile
This is a 1,056 sqft single-family home built in 1960, sitting on a 5,767 sqft lot in Winnipeg’s Windsor Park neighbourhood. On its street (Bibeau Bay), the home ranks in the top 30% for living space, meaning it’s slightly larger than many of its immediate neighbours. The assessed value of $339,000 sits a bit below the street average of $357,000, which suggests the property offers more square footage for a lower tax assessment than nearby comparable homes. The lot size is on the smaller side relative to the street and the wider area, but still sits in the top 38% city-wide.
The appeal here is subtle: it’s not a standout on any single metric, but the combination of slightly-above-average interior space with a below-average assessed value creates a pragmatic opportunity. Buyers who care about usable floor area but don’t want to pay a premium for a large yard will find the trade-off reasonable. The 1960 build date is closely aligned with the neighbourhood average, so the home fits comfortably into the established character of the area rather than being an outlier. That said, homes from this era often have original layouts and older mechanical systems, so a buyer should expect some updating unless work has already been done.
This property suits buyers who want a solid, middle-of-the-road home in an established neighbourhood — people who value interior space over land, and who are looking for a property with room to build equity through modest improvements. First-time buyers, downsizers, or investors looking for a stable rental in a mature area would find this a reasonable fit. It’s less suited to someone seeking a fixer-upper with a large lot or a newer build.
Frequently Asked Questions
1. How does the living space compare to other homes in the area?
It is slightly above average on Bibeau Bay (top 30%) and roughly average within Windsor Park. For a home built in 1960, 1,056 sqft is a typical size for this era in Winnipeg.
2. Is the property in a high-assessment tax bracket?
No. The assessed value is below the street average and below the city average for comparable homes. This could mean lower property taxes relative to similarly sized homes nearby.
3. What should I consider about the lot size?
The lot is smaller than the street average by about 200 sqft. That means less yard maintenance, but also less outdoor space for gardens, decks, or future additions. City-wide it still ranks in the top 38%, so it’s not unusually small overall.
4. Is the 1960 build date a concern?
It’s consistent with the neighbourhood and street averages. Homes from the early 1960s in Winnipeg often have solid construction but may need updates to insulation, windows, wiring, or plumbing. Buyers should budget for potential upgrades unless recent renovations are confirmed.
5. How does this home stack up against others in Windsor Park?
It sits very close to neighbourhood averages for living area, assessment value, build year, and lot size. It’s not a dramatic outlier in any direction — which can be a good thing if you want a property that fits the profile of the area without paying a premium for something unusual.