85 De Bourmont Bay, Windsor Park
Key Characteristics & Buyer Profile
This is a 968 sqft bungalow built in 1956 on an 8,117 sqft lot in Windsor Park. The standout feature here is the land. The lot ranks 2nd out of 46 homes on this street and sits in the top 5% neighbourhood-wide. That’s an unusually large piece of property for this area—roughly 40% larger than the street average of 5,746 sqft. The assessed value is $387,000, which is above average for both the street (top 9%) and the neighbourhood (top 15%), though it sits right around the citywide average. The living area is on the smaller side compared to nearby homes on the street and in the neighbourhood, ranking in the bottom quarter locally.
The appeal lies in the land-to-building ratio. A buyer here isn’t paying a premium for square footage inside the house; the value is tied to the lot size and location. This would suit someone looking to renovate or rebuild, or anyone who simply wants more outdoor space than the typical Windsor Park lot offers. It’s less suited for someone who needs a large finished living area right away. The property is old but not unusually so for the street—the build year is slightly newer than the neighbourhood average but older than the citywide median.
Five Frequently Asked Questions
1. Is this a teardown property?
Not necessarily, but the land is clearly the primary asset. The house is 68 years old with a modest footprint, so a buyer planning to build new would find the lot size very favourable. That said, the assessed value suggests the existing structure still holds some weight, and the home could be livable as-is for someone who doesn’t mind a smaller space.
2. How does the assessed value compare to similar homes nearby?
It’s above average for the street and neighbourhood, but right around the citywide average for comparable properties. This tells you that while the lot commands a premium locally, it hasn’t pushed the total valuation beyond what you’d expect to pay for a home in Winnipeg overall.
3. What’s the typical buyer for a lot like this?
Most likely a developer or an individual planning a custom build, given the land ranks in the top 5% neighbourhood-wide. But it could also appeal to a gardener, someone who wants a large yard in a central neighbourhood, or a buyer who sees potential in adding square footage to the existing home.
4. How does the living area affect resale value?
The 968 sqft footprint is below the street average of 1,092 sqft. Smaller homes on large lots can sell for less per square foot than the surrounding area, but the land acts as a floor for the overall price. A future buyer may factor in the cost of expanding or rebuilding, which could limit the pool of interested buyers to those with renovation plans.
5. Is Windsor Park a sought-after neighbourhood for this price range?
The neighbourhood ranks in the middle-to-upper tier for assessed values (top 15%), which suggests steady demand. Windsor Park is established with mature trees and decent access to amenities, but it’s not a high-end or trendy area. The value here is more about land and location stability than prestige or walkability.