23 Bernier Bay – Property Summary
Overview & Buyer Profile
This is a 1956 home with 912 square feet of living space on a 7,493-square-foot lot in Winnipeg's Windsor Park neighbourhood. Its assessed value is $338,000.
Key Characteristics: The property stands out for its land—the lot size ranks in the top 14% citywide and top 8% within Windsor Park. The living area, however, is below average for the street, neighbourhood, and city. The home was built in 1956, which is among the oldest on Bernier Bay (top 4% for age on the street) but roughly in line with the wider neighbourhood. Assessed value sits near the middle of the pack compared to Winnipeg as a whole.
Where the Appeal Lies: The primary draw is the generous lot. For buyers looking for outdoor space, room for a garden, or potential to expand, the land-to-house ratio is favourable. The older build may also appeal to those who prefer solid, pre-1960s construction and are open to updating interiors to their own taste.
Who It Suits: This property is best suited for buyers who value yard space over square footage and are comfortable with a home that is smaller than average for its area. It could work well for first-time buyers willing to take on some renovation, or for downsizers who want a manageable house with a sizable lot. Investors might also see opportunity in the land value relative to the house.
Five Frequently Asked Questions
1. How does the living area compare to other homes in Windsor Park?
It's below average. The neighbourhood average for comparable homes is 1,091 sqft, so this home is about 16% smaller than the typical house in the area. On its own street, it's also below the 1,022 sqft average.
2. Is the assessed value of $338,000 reasonable for this property?
It's slightly below the citywide average ($390,100) and below the street average ($362,200), but roughly in line with the neighbourhood average of $354,200. Given that the land is larger than most, the assessed value may reflect the smaller house rather than the lot's potential.
3. Why is the land area listed as a top feature?
The lot is 7,493 sqft—well above the citywide average of 6,570 sqft and nearly 25% larger than the neighbourhood norm of 6,030 sqft. This puts it in the top 14% citywide and top 8% locally, unusual for a house of this size.
4. What should I know about the 1956 build year?
It's one of the oldest homes on Bernier Bay, but in Windsor Park overall, 1956 is not unusually old; many homes in the neighbourhood date from the 1950s and 1960s. The home's age is a factor for inspections—expect original systems or materials that may need updating.
5. Could I add on or renovate to increase living space?
Possibly, but that depends on current zoning, setbacks, and condition of the structure. The large lot does offer more flexibility than most, but any expansion would require a building permit and professional assessment of the existing foundation and framing.