62 Bernier Bay – Property Summary
Key Characteristics & Buyer Profile
This is a 1956-built home with 912 sq ft of living space on a 7,194 sq ft lot, located in Winnipeg’s Windsor Park neighbourhood. Its most striking feature is the lot size—it ranks in the top 16% citywide for lot area, and in the top 10% within the neighbourhood. That means the property offers significantly more outdoor space than most comparable homes nearby, which is increasingly rare in this part of the city.
The living area is modest. At 912 sq ft, it falls below the street average (1,022 sq ft), neighbourhood average (1,091 sq ft), and citywide average (1,342 sq ft). This isn’t a home for someone needing large interior square footage. The year of construction (1956) places it among the oldest homes on its street—ranked #2 out of 54 for age—but that also means it’s part of an established block with mature character.
The assessed value of $365,000 sits near the street average ($362,200) and slightly above the neighbourhood average ($354,200). It’s not a bargain buy, but the assessment reflects a property that is fairly priced relative to its immediate context. The value is being carried more by the land than the structure.
Who this suits: Buyers who value outdoor space over interior square footage—gardeners, families wanting a yard with room to expand, or people open to a renovation project. The compact interior and older construction mean it’s less suited to someone wanting move-in-ready modern finishes or open-concept living without work. It would also suit an investor looking for a property where the land holds disproportionate value in a stable, middle-aged neighbourhood.
Five FAQs
1. Why is the living area small compared to the lot?
This is typical of homes built in the mid-1950s in Winnipeg. The house was designed for a smaller household footprint, with the emphasis on lot size and single-storey living. Many homes from this era have a similar ratio. If you need more interior space, an addition is a common route—but that would need to be checked against zoning rules on Bernier Bay.
2. How does the lot size compare to other properties on the street?
The lot is 7,194 sq ft, which is slightly smaller than the street average of 7,332 sq ft. However, it ranks above average for the neighbourhood and far above average for the city. The street itself has a mix of lot sizes, so this home isn’t an outlier on its block—but it is in a neighbourhood where larger lots are more common than in many other parts of Winnipeg.
3. Is the assessed value a fair reflection of the market?
Assessed values in Winnipeg are updated periodically by the city and are meant to reflect market value as of a specific assessment date. At $365,000, this home is close to the street average and above the neighbourhood average. That suggests it’s not overpriced for its immediate area, but the small living area will likely be a factor when it comes time to sell—buyers may not pay a premium for square footage that isn’t there.
4. What does the construction year (1956) mean for maintenance?
Homes from 1956 often have original materials that may need updating—plumbing, electrical, insulation, windows, and roofing. The fact that it’s one of the oldest homes on the street (ranked #2 out of 54) suggests the street has seen some newer builds or major renovations, but not necessarily that this home has been kept up. A pre-purchase inspection is advisable, particularly for the foundation and mechanical systems.
5. How does this property compare to others in Windsor Park overall?
Windsor Park is a well-established neighbourhood with a mix of bungalows and split-levels from the 1950s and 1960s. This home is typical of the area in age and lot size, but below average in living area. It ranks in the top 10% for lot size within the neighbourhood, which is a genuine asset. However, its living area ranking is in the bottom quarter, so it’s a trade-off: you get more land than most neighbours, but less indoor space than most houses nearby.