42 Bernier Bay – Property Summary
Key Characteristics & Buyer Profile
This 1956 bungalow offers 947 square feet of living space on a 6,112-square-foot lot in Winnipeg’s Windsor Park neighbourhood. The home’s standout feature is its age: it’s one of the oldest houses on Bernier Bay, ranking in the top 4% of the street for early construction. For buyers who value character, mature trees, or the craftsmanship of mid-century builds, this is a rare find on this block.
The assessed value sits at $323,000—well below the street average of $362,200 and the citywide average of $390,100. While that may signal an opportunity for value-conscious buyers, it also reflects the home’s smaller living area (roughly 75 square feet less than the street average) and the fact that many neighbouring lots are larger. The land itself, at over 6,100 square feet, is slightly above the city median but falls near the bottom of this particular street, where lots average 7,332 square feet.
This property would best suit a buyer who values location over square footage, and who sees potential in an older home that may benefit from updates. It’s less suited to someone looking for a move-in-ready, maximized floor plan or a large yard relative to immediate neighbours. First-time buyers, downsizers, or those interested in a renovation project in an established area may find it worth a closer look.
Five Possible FAQs
1. How does the living area compare to typical homes in Windsor Park?
At 947 square feet, this home is noticeably smaller than the neighbourhood average of 1,091 square feet. It ranks in the bottom 19% of the area, meaning most nearby homes have more interior space.
2. Is the assessed value likely to change significantly?
Assessed value is based on market conditions and city evaluations, not just this home’s current price. The $323,000 figure is below both the street and neighbourhood averages. Whether it rises depends on comparable sales, renovations, and overall demand in Windsor Park.
3. What does it mean that the house ranks “elite” for year built on its street?
It means this is one of the earliest-built homes on Bernier Bay—second oldest out of 54 properties. For buyers interested in mid-century architecture or a home with original details, this can be a selling point. It also means systems (plumbing, electrical, foundation) may be older and warrant inspection.
4. Why is the land area considered “below average” on this street but “above average” citywide?
Bernier Bay has unusually large lots—averaging 7,332 square feet—so this property’s 6,112-square-foot lot looks small by comparison. But citywide, the median lot is around 6,570 square feet, making this lot slightly larger than many Winnipeg homes.
5. What’s the best way to assess whether this property is priced fairly?
Compare it to recently sold homes on Bernier Bay and in Windsor Park with similar living area, lot size, and age. The city’s assessed value is one benchmark, but actual sale prices may differ. A neighbourhood map analysis (linked on the original page) can show side-by-side comparisons of nearby properties.