446 Nightingale Road

Property Overview: 446 Nightingale Road

Key Characteristics & Appeal

This two-storey home in Winnipeg's Booth neighbourhood is a solid, established property built in 1964, sitting on a generous 5,495 sqft lot. Its primary appeal lies in a combination of space, recent updates, and strong value performance. The home features a renovated basement and an attached garage, with 1,572 sqft of living area.

The property’s standout characteristic is its exceptional lot size, ranking in the top 6% on its street. This offers significant outdoor space and potential in a city setting. While the house itself is not the newest on the block, its recent sale price in 2023 placed it in the top 4% for the neighbourhood, suggesting buyers recognized substantial value, likely in its condition, location, or renovation quality. The home suits practical buyers looking for a move-in-ready property with a large yard, who value established communities over brand-new construction. It would also appeal to value-conscious purchasers who see merit in a home that has already demonstrated strong market performance, indicating a sound investment in a desirable pocket of Booth.

Frequently Asked Questions

1. How does the 2023 sale price compare to the assessed value?
The home sold for $490,000 in September 2023, which is significantly higher than its $40,400 assessed value. This is common, as municipal assessments for tax purposes often lag behind current market values. The sale price is the relevant indicator of its recent market worth.

2. What does the "renovated basement" include?
The listing confirms the basement is renovated but does not specify the scope. A prospective buyer should inquire about the finish quality, permits, the addition of bedrooms or bathrooms, and whether it includes a separate entrance or suite potential.

3. The home is 62 years old. What should I be aware of?
While updated, a home of this age may still have original components like plumbing, electrical, or the roof nearing the end of their lifespan. A thorough inspection is crucial to understand the condition of these major systems and the quality of the renovations.

4. The lot is large, but how is the property positioned?
With neighbouring homes very close (15-32 meters away), the large lot provides valuable private outdoor space. However, the proximity of nearby houses means privacy in the yard will depend on landscaping, fencing, and the specific orientation of the lot.

5. The rankings show it's newer than many on its street but older than many in Winnipeg. What does this mean?
This indicates Nightingale Road is an established street with older homes, and this property is actually one of the more recent builds on the block. This can be positive, suggesting slightly more modern construction than immediate neighbours, while the neighbourhood overall offers a mix of vintages.