Property Summary: 33 Bittersweet Bay
Key Characteristics & Buyer Profile
This is a 1956-built home with 1,260 sqft of living space and a 6,018 sqft lot. Its standout feature is size: within its Windsor Park neighbourhood, the home ranks in the top 13% for living area, and in the top 9% for assessed value. In other words, you’re getting a house that’s notably larger than most nearby homes, and the tax assessment reflects that. The lot is close to the neighbourhood average, so the extra space is in the house itself, not the yard.
Two less obvious points: First, the home is older than much of the surrounding area (75th percentile for age in Windsor Park) and slightly older than the city average. That can mean more maintenance, but also a chance to own a property on a well-established street with mature trees and character. Second, while the property performs very well locally, it sits close to city-wide averages for land and living area. That suggests you’re buying a home that stands out in its immediate area but isn’t oversized relative to the wider market—practical for resale, without feeling out of place.
This property suits buyers who want a home that’s genuinely spacious by neighbourhood standards, especially families or those who need room to spread out. It’s also a good fit for someone comfortable with an older home and willing to invest in updates over time. Investors or flippers might find the low neighbourhood age ranking and strong assessed value an interesting combination—potential upside in a solid location.
Five Possible FAQs
1. How does the home’s age compare to the neighbourhood, and is that a concern?
The home was built in 1956, which makes it older than about 75% of Windsor Park homes. That means you’re likely in a more established part of the area with larger trees and a different feel from newer developments. It also means you should budget for older systems (heating, plumbing, electrical), but many buyers see this as an opportunity to customize.
2. The assessed value is high for the neighbourhood. Does that mean higher property taxes?
Yes. The assessment of $398,000 puts it in the top 8% on the street and top 9% in Windsor Park. Property taxes are based on this value, so you’ll pay more than most neighbours. That said, Windsor Park values are below the city average of $390,000, so the tax bill may still be reasonable compared to other parts of Winnipeg.
3. What’s the lot like? Is the yard big enough?
At 6,018 sqft, the lot is almost exactly the Windsor Park average (6,030 sqft) and slightly below the city average. It’s not a huge yard, but it’s proportionate to the house. If you’re looking for a large garden or room for major additions, you might want more land. For everyday use or modest landscaping, it’s fine.
4. How does this property compare to others on Bittersweet Bay?
It’s one of the larger homes (ranked 5th out of 40) and has the 3rd highest assessed value on the street. So it’s a standout in terms of size and value, though the lot is slightly smaller than the street average. You’re buying one of the more substantial homes on the block, which can be good for long-term value but may also mean higher expectations from future buyers.
5. Is this a good investment for resale?
The home ranks in the top 13% locally for size and top 9% for value, which suggests strong demand. But the age and city-average positioning mean it’s not a fix-and-flip property unless you’re adding square footage or making significant upgrades. Over time, properties in well-located, older neighbourhoods like Windsor Park tend to hold value, especially when they’re already larger than the norm.