11 Brebeuf Road – Property Summary
Key Characteristics & Buyer Profile
This is a 1,152 sqft home built in 1964, situated on a 5,354 sqft lot in Windsor Park. Its strongest feature is the assessed value: at $398,000, it ranks in the top 33% on the street, top 9% in the neighbourhood, and top 39% citywide—meaning it holds value well relative to similar homes nearby. The living area is slightly smaller than the street average but above the neighbourhood average, so while the house itself is compact, it offers more interior space than many of its immediate neighbours. The lot, however, is below average locally; it's a smaller piece of land compared to what's typical on Brebeuf Road and in Windsor Park more broadly.
The property's appeal lies mostly in its valuation. It's worth more than most homes in the area, which could signal good build quality, recent updates, or a desirable location within the street. It's not a large house or a big yard, so it likely suits buyers who prioritize location and resale value over space—first-time buyers, downsizers, or investors who see the assessed value as a floor. The 1964 build is about average for Winnipeg, so don't expect modern construction, but also no surprises for a house of that era. Buyers looking for a big lot or an open-plan layout may find this tight; those looking for a solid entry point in a mature neighbourhood will see it differently.
Frequently Asked Questions
1. How does this home compare to others on its street?
On Brebeuf Road, this home's living area and lot size rank in the bottom third, but its assessed value sits in the top third. That means it's one of the more valuable properties on the street despite being physically smaller, which may reflect interior finish, condition, or a specific location advantage.
2. Is Windsor Park considered a strong neighbourhood for property value?
In this data set, Windsor Park homes rank in the top 24% citywide for living area and top 9% for assessed value. That's above average. However, this specific lot ranks in the bottom 20% locally, so the neighbourhood is strong generally, but this property's yard is small by local standards.
3. Why is the assessed value higher than the neighbourhood average when the house is smaller?
Assessed value factors in more than square footage—things like condition, updates, location within the block, and comparable recent sales. A smaller home that's well-maintained or updated can appraise higher than larger, older homes nearby. In this case, the value seems to outpace the physical dimensions.
4. How does the lot size affect day-to-day living here?
At 5,354 sqft, the lot is smaller than average for both the street and the neighbourhood. That means less yard maintenance, which some buyers like, but also less private outdoor space for gardening, play areas, or future expansion. It's a typical urban lot size for older infill-style homes.
5. What kind of renovation or update potential does this property have?
Given the 1964 build and the smaller lot, major additions (like a large rear extension) may be tight. The value suggests the home may already have had some updates, but if not, the bones are there for an interior refresh to bring it in line with its assessed value. The small lot limits exterior expansion but keeps the project scope manageable.