87 Bibeau Bay – Property Summary
Key Characteristics & Buyer Profile
This is a 1,457 sqft home built in 1961 on a 5,253 sqft lot in Windsor Park. Its standout feature is location: the property sits on Bibeau Bay, which ranks in the top 1% of streets citywide for living area among comparable homes. The house itself is larger than most on its street and in the surrounding neighbourhood, where the average living area sits around 1,081–1,091 sqft.
However, the lot is below average for the area—ranking in the bottom 10% on the street and bottom 20% in the neighbourhood. The assessed value of $354,000 is essentially average for both the street and the neighbourhood, meaning you're not paying a premium for the above-average house size. The build year is slightly older than the citywide average (1961 vs. 1966), but in line with the immediate street and neighbourhood.
The appeal here is subtle. It's not a flashy property, but it offers better interior space than most nearby homes without a price markup. This would suit a buyer who values square footage over yard size and wants a solidly average price point in a well-ranked street context. It may also appeal to those who prefer an older, established neighbourhood with smaller lots—less maintenance, more compact community feel. Someone looking for a large yard or newer construction should look elsewhere.
Frequently Asked Questions
1. How does the assessed value compare to similar homes?
The value is right around the average for comparable homes on the same street ($356.6k) and in the neighbourhood ($354.2k), and slightly below the citywide average ($390.1k). There's no obvious overvaluation.
2. Is the lot size a concern?
It's smaller than most on the street (ranking 70th out of 76) and in the neighbourhood. If you're looking for gardening space, a shop, or room to expand, this lot may feel tight. But if you want less upkeep, it could be a plus.
3. How old is the house, and is that typical for the area?
Built in 1961. That's slightly older than the citywide average for comparable homes (1966), but very typical for Windsor Park and Bibeau Bay specifically, where most homes date from around 1960–1961.
4. What's the street like compared to others in Windsor Park?
Bibeau Bay ranks exceptionally well for living area—top 1% among 76 comparable streets. The assessed values and build years are more average, suggesting the street has a mix of modest homes, with this one being on the larger side relative to its neighbours.
5. Does the ranking data mean this is a "top" property overall?
Not exactly. It's top-ranked for living area on a local street level, but average or below for lot size, year built, and assessed value. The rankings highlight strengths in one dimension (indoor space for the price) rather than across the board. It's a solid, unremarkable home that happens to sit on a street with slightly smaller houses.