186 Douglas Park Road

Property Overview

This single-storey home on Douglas Park Road in Winnipeg's Bruce Park neighbourhood presents a distinct opportunity centered on its land and location. Built in 1957, the 1,226 sqft house sits on an exceptionally large, nearly 15,000 sqft lot that ranks within the top 4% of the desirable Bruce Park area. While the living space is modest compared to others on its street, the home features a renovated basement. It last sold in 2016 for $42,400 and carries a current assessed value of $45,400.

Key Characteristics & Appeal

The primary appeal of this property is its substantial lot size within an established, elite neighbourhood. The land is significantly larger than both the Bruce Park and city-wide averages, offering rare potential for expansion, gardening, or outdoor living. The renovated basement adds functional living space. Its assessed value is above average for the neighbourhood, suggesting a solid foundation of value for the area.

This home would best suit a buyer with a vision for the land itself. It's ideal for someone looking for a footprint in a top-tier neighbourhood who is willing to live with a cozier main floor while planning future upgrades, an addition, or simply prizing extensive private outdoor space. It could also appeal to an investor or builder who recognizes the underlying value of the lot in this location.

Frequently Asked Questions

1. Is the lot actually buildable for a new home or a major addition?
While the lot size is more than sufficient, any new construction or significant expansion would require a thorough review of local zoning bylaws, setback requirements, and potential easements. The potential is certainly there, but due diligence is essential.

2. The living area is noted as below average for the street. How does the renovated basement factor in?
The ranking is for above-grade living area. The renovated basement provides additional finished space, but it's important to clarify the renovation's scope, ceiling height, and whether it includes a proper secondary suite or just recreational rooms.

3. Why is there such a gap between the 2016 sale price and the current assessed value?
Assessed value for tax purposes and market value can differ. The increase likely reflects general market appreciation and the high value placed on large lots in Bruce Park. A current market evaluation would be needed to determine its true listing or sale price.

4. What does having "no garage" mean for this property?
There is no dedicated garage structure. Buyers should assess the driveway for off-street parking and consider the cost and feasibility of adding a garage, which the large lot could easily accommodate, subject to permits.

5. The home is older. What should I prioritize in an inspection?
Given the age, a thorough inspection of the foundation, roof, plumbing, electrical systems, and evidence of moisture (especially in the basement renovation) is crucial. The inspection should verify that any renovations were completed with proper permits.