25 Bittersweet Bay – Property Summary
Key Characteristics & Buyer Profile
This home offers a balanced, non-extreme profile. The property sits on a 6,611 sqft lot, which is above average both within the Windsor Park community (top 17%) and city-wide (top 20%). The 1,162 sqft living area is close to the street average but comfortably above community averages, meaning the house is spacious for its immediate neighbourhood without being oversized.
The assessed value ($395,000) ranks in the top 13% on the street and top 11% within Windsor Park, confirming that the property is considered above-average in its local market. The 1956 build year is average for the street but older than much of the community and city. This isn’t a turnkey modern home, but it’s a typically solid post-war construction in a well-established area.
Where the appeal lies: The standout feature is the land. In a city where larger lots are increasingly rare, this property provides yard space that outperforms most of its regional and city peers. The home itself is a practical, middle-range size—neither cramped nor excessive. Its above-average assessed value relative to the street suggests either recent updates, desirable location within the street, or both.
Who it suits: Buyers who prioritize outdoor space and are comfortable with a house that has genuine character and age. This is not a “move-in ready” new build, but it offers strong bones and a location in a neighbourhood where comparable properties tend to be smaller or on tighter lots. Ideal for someone looking to add value through updates over time, or who simply wants a generous yard in an established central-winnipeg community.
Frequently Asked Questions
1. How does this property compare to others on Bittersweet Bay specifically?
It’s larger than average in both living area and lot size, and its assessed value is well above the street median. It’s in the top 13% of the street by value and top 28% by lot size. The build year is typical for the street.
2. Is the house small for its lot size?
Yes, in relative terms. The lot (6,611 sqft) is significantly above community and city averages, while the living area (1,162 sqft) is only average on the street and slightly above for the community. This suggests potential for future expansion or a large backyard compared to the house footprint.
3. Is this a good investment for someone looking to renovate?
Potentially. The land value is strong, and the assessed value is already high for the street and community. If the interior hasn’t been recently updated, there’s room to add equity—provided the purchase price reflects the 1956 construction. The older build may also mean original mechanicals or finishes.
4. How does the property compare within Windsor Park more broadly?
Very well. It ranks in the top 11% for assessed value, top 17% for lot size, and top 22% for living area within the community. This is a strong position—more desirable on multiple fronts than the majority of Windsor Park homes.
5. What does “above average” assessed value really mean for taxes?
It means the city appraises the property higher than most nearby homes. Your property taxes will be based on this assessed value. For this home, that places it ahead of 89% of Windsor Park homes. Taxes will be proportionally higher than those at the neighbourhood median, but the value is also higher.