Here is a clean, standalone summary of 10 Birch Bay, written for direct display.
Key Characteristics & Buyer Profile
This is a solid, mid-century home (built 1958) with a living area of 1,102 square feet on a 5,868-square-foot lot. Its standout feature is its assessed value, which ranks in the top 9% on its street and the top 5% in the Windsor Park neighbourhood. This suggests the home has been well-maintained or upgraded in ways that add tangible worth, beyond what its modest size or age might suggest. For context, the street and neighbourhood average around 1,091 square feet, so the living space is right in line with local norms, while the lot size is similarly unremarkable—typical for the area.
The appeal here is not about flash or maximum square footage. It is about value density. You are getting a property that appraises significantly higher than its immediate neighbours, which is often a sign of quality finishes, a favourable layout, or recent mechanical updates. This makes it a strong candidate for someone who wants a solid asset without paying for the largest house on the block. It would suit a buyer who values established neighbourhoods, wants a manageable single-family home with a decent yard, and prioritizes long-term equity over trendy finishes or brand-new construction. It is not a starter home for someone looking to flip, but rather a reliable, middle-ground property for a homeowner who plans to stay put.
Five Possible FAQs
1. How does the high assessed value affect my property taxes?
Since the property is assessed at $415,000, your taxes will be based on that figure. It is roughly 15% higher than the street average ($359,700). While this means taxes are above the local norm, the home’s relative affordability compared to newer builds in the city (top 35% citywide) means the tax bill should still be reasonable for a single-family home in Winnipeg.
2. The home was built in 1958. Should I be worried about outdated systems?
A 1958 build is a standard vintage for this part of Windsor Park. The high assessed value implies that major systems (roof, furnace, electrical, plumbing) have likely been updated, or the home is in exceptional original condition. It is worth getting an inspection focused on the age of the foundation and any knob-and-tube wiring, but the valuation suggests you are not buying a pure fixer-upper.
3. How does the lot compare to other homes in the area?
The lot is 5,868 square feet. This is slightly smaller than the neighbourhood average of 6,030 square feet, but it is still a generous city lot. It ranks right in the middle of the street (53rd percentile). You will have room for a garden, a play set, or a small shed, but it is not oversized for the house.
4. Is this property good value compared to the rest of Winnipeg?
Yes, in a specific way. The citywide average living area is 1,342 square feet—larger than this home—but the citywide average assessed value is $390,100. This home is slightly smaller but assessed $25,000 higher, indicating the value is in the land and the condition, not just square footage. It is a good value for someone who wants a well-kept, smaller home in a top-ranked neighbourhood rather than a larger, newer home in a less central area.
5. What does a “Top 5%” neighbourhood rank actually mean for resale?
It means your home is in the top tier of assessed value within Windsor Park. This is a strong position for resale because it sets a high floor for what buyers will expect. However, it also means the home is priced at the upper limit of the neighbourhood's comfort zone. Future resale will depend on keeping the home in that same top-tier condition, as the surrounding stock is older and more moderately valued.