35 Durham Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1960-built home with 948 sq ft of living space on a 5,778 sq ft lot. The property sits on Durham Bay in the Windsor Park neighbourhood of Winnipeg.

The numbers tell a straightforward story: this is a smaller-than-average home for its street, its neighbourhood, and the city as a whole. On Durham Bay (a street of 40 homes), it ranks 39th for living space and dead last for assessed value. That’s not necessarily a bad thing—it means the property is priced below many of its neighbours, which could appeal to buyers looking for a lower entry point into a specific street or area.

Where this home stands out is its age. At 1960, it’s among the older homes on the street (5th oldest out of 40) and slightly older than the neighbourhood average. That matters because older homes in this part of Winnipeg often have more established landscaping, mature trees, and a solid construction style that some buyers prefer over newer builds.

The lot size is slightly below the street average but close to the neighbourhood and city averages. In practical terms, that’s enough land for a decent yard without the maintenance burden of a much larger property.

Who this suits: First-time buyers who want to be in Windsor Park without paying for a larger home they don’t need. Also, buyers who value street character and are open to a home that may need cosmetic updates—since the assessed value suggests it hasn’t been heavily renovated compared to neighbours. Investors might also take note: the gap between this property’s value and the street average (37.3K vs 32.4K assessed) could represent upside if the home is brought up to neighbourhood standards.

Five Possible FAQs

1. Why is the assessed value so much lower than the street average?
The home ranks last on Durham Bay for assessed value (32.4K vs street average of 37.3K). This could be due to a combination of factors: smaller living area, fewer upgrades, or less finished square footage compared to neighbours. It doesn’t necessarily mean the home is in poor condition—it may simply be more modest. A buyer should verify what similar homes on the street have that this one doesn’t (e.g., finished basements, additions, modern kitchens).

2. Is a 948 sq ft home unusually small for Winnipeg?
Not really. The city-wide average for comparable homes is about 1,342 sq ft, so this is about 30% smaller. But in the Windsor Park neighbourhood, the average is 1,091 sq ft, making this home more in line with local norms. Many homes from the 1960s in this area were built with efficient floor plans, so 948 sq ft can feel more spacious than the number suggests.

3. What does “close to average” for the lot size mean in practice?
At 5,778 sq ft, the lot is very close to the Windsor Park average (6,030 sq ft) and the city average (6,570 sq ft). For context, that’s a standard city lot—enough room for a front yard, backyard, and maybe a small garden or patio. It’s not a sprawling property, but it’s also not cramped. The street average is higher (6,965 sq ft), which suggests some neighbours have deeper or wider lots.

4. How does the 1960 build year compare to other homes in the area?
This home is older than the city-wide average (1966) and slightly older than the Windsor Park average (1961). On Durham Bay specifically, it’s one of the older homes. That can be a plus: 1960s homes in Winnipeg were often built with good-quality materials (solid wood, brick, plaster) and may have original features that are hard to find in newer construction. The trade-off is that mechanical systems (furnace, roof, windows) may need attention sooner.

5. What’s the neighbourhood like for resale value?
Windsor Park is a well-established area with stable demand. Homes here don’t tend to swing wildly in value, but they also don’t languish on the market. The fact that this property is priced below the neighbourhood average could make it easier to resell to a price-sensitive buyer down the road—especially if any updates are made. The key is understanding whether the lower value reflects genuine limitations (small size, dated layout) or simply a lack of recent improvements.