51 Blackberry Bay, Winnipeg
Key Characteristics & Buyer Profile
This is a 1956 bungalow with 1,092 square feet of living space on a 5,999-square-foot lot, located in Windsor Park. The home sits at #24 out of 52 homes on Blackberry Bay—right around the middle of the street for size, lot, and age. The assessed value is $343,000, which is slightly below the street average of $357,000 and below the citywide average of $390,100 for comparable homes.
Where the appeal lies: You’re getting a home that’s close to the street median in most categories—nothing extreme, nothing overbuilt. The lot is decently sized, ranking in the top 37% on the street, which matters if you value outdoor space or potential for future additions. The assessed value being below both the street and city averages suggests there may be some room for equity growth, especially if the home is well-maintained. The 1956 build year is earlier than the neighborhood average of 1961, which means it’s part of the original development wave in Windsor Park—often a sign of a more established, mature area with larger trees and deeper lots.
What type of buyer it suits: Someone looking for a solid, unflashy entry into Windsor Park—likely a first-time buyer or a small family who’s okay with a mid-century home that hasn’t been flipped or overpriced. This isn’t a home that’s trying to be the best on the block, which can actually be a good thing if your priority is affordability and a functional layout rather than curb appeal or renovation potential. It also suits a buyer who values neighbourhood stability over trendiness.
FAQs
1. How does the assessed value compare to similar homes nearby?
It’s below the street average ($357K) and the neighbourhood average ($354.2K), and significantly below the citywide average ($390.1K). On the street, it ranks #39 out of 52, which means it’s one of the more affordable options on Blackberry Bay.
2. Is the lot size generous for the area?
Yes. At 5,999 sqft, it’s slightly smaller than the street average of 6,264 sqft, but it still ranks in the top 37% on the street and top 32% citywide. That’s a decent-sized lot for Winnipeg, especially in a mature neighbourhood.
3. How old is the home, and is that a concern?
Built in 1956—older than the neighbourhood average of 1961 and the city average of 1966. It’s not unusually old for Windsor Park, but a home of this age typically means original mechanicals and finishes unless updated. A pre-purchase inspection would be wise, particularly for plumbing, electrical, and the foundation.
4. What’s the living space like compared to other homes in the area?
At 1,092 sqft, it’s right around the street average (1,096 sqft) and slightly above the neighbourhood average (1,091 sqft). It’s below the citywide average of 1,342 sqft, which reflects that Windsor Park is a more modest, mid-century neighbourhood rather than one with newer, larger builds.
5. What does “Top 46%” or “Top 75%” actually mean in terms of ranking?
It means the home is in the 46th percentile for living area on the street (so about half the homes are bigger, half are smaller), and in the 75th percentile for assessed value (meaning 75% of homes on the street are valued higher). Lower percentile ranks for value can be a positive if you’re buying—less competition at the price point—but it may also indicate the home needs work or hasn’t kept up with neighbourhood appreciation.