47 Bernier Bay

47 Bernier Bay – Property Summary

Key Characteristics & Buyer Profile

This is a 1956-built home with 816 sqft of living space on a 6,595 sqft lot. Its standout feature is the land: within the Windsor Park neighbourhood and across Winnipeg, the lot size ranks well above average (top 19% and 21%, respectively). The house itself is compact, falling below average for living space at every comparison level—street, community, and city. The 1956 build year is very early for its street (top 4%), but roughly in line with city norms. The assessed value of $336,000 sits slightly below the neighbourhood average but is close to the citywide midpoint, suggesting modest pricing relative to land potential.

The appeal here is less about move-in-ready square footage and more about the property’s bones and location. Buyers who see value in a larger-than-typical lot—especially in a well-established neighbourhood like Windsor Park—will find this interesting. It suits someone open to a renovation or a gradual upgrade, or a buyer looking for a smaller, affordable home with outdoor space that’s hard to find at this price point in the city. It may also appeal to those who prioritize a quiet street with older, established homes over a newer but tighter subdivision.

Five Possible FAQs

1. Why is the living space so much smaller than other homes nearby?
The home is one of the smallest on Bernier Bay and in Windsor Park. At 816 sqft, it’s about 200 sqft smaller than the street average and nearly 275 sqft below the city average. This is typical of many post-war starter homes in the area. The trade-off is a larger lot, which gives room for expansion or outdoor use.

2. Is the assessed value a good indicator of market price?
Not directly. The assessed value of $336,000 is below the street and neighbourhood averages but very close to the citywide median. Market price depends on condition, updates, and how buyers value the lot. The low assessment relative to land size could mean there’s room for added value after renovations.

3. How does the lot size compare to other properties in the area?
It’s generous for the neighbourhood—ranked in the top 19% of Windsor Park and top 21% citywide. On its own street, it’s slightly below average, but that’s because Bernier Bay already has larger lots overall. For most buyers, 6,595 sqft is a solid amount of land for a single-family home.

4. What does the build year tell me about the home’s condition?
Being built in 1956 means it’s older than most homes in Windsor Park and the city overall, but it’s one of the earlier homes on its street. Older homes often have good bones and mature landscaping, but systems (roofing, electrical, plumbing) may need attention. It’s worth a thorough inspection.

5. Is this property good for an addition or a major renovation?
Possibly yes—the lot size gives you room to expand. But zoning, setback rules, and permitting in Windsor Park will determine what’s possible. The fact that the house ranks low for living space but high for land suggests there’s untapped potential, but you’ll want to check local regulations before making plans.