195 Dollard Boulevard

Property Overview: 195 Dollard Boulevard, Central St. Boniface

Section 1: Key Characteristics & Appeal

This two-storey home, built in 1946, presents a compelling opportunity in the Central St. Boniface neighbourhood. Its primary appeal lies in its generous proportions and strong positioning relative to its immediate peers. With 1,720 sqft of living space, the home is notably larger than most comparable houses on its street and in the wider area. It sits on a 5,054 sqft lot, which is also above average for the locale, offering valuable outdoor space.

The home’s recently renovated basement adds modern, functional living space. While it lacks a garage, its assessed value of $490k and a recent sale price of $575k indicate a property that is perceived as a premium offering within its specific market context—ranking in the top tiers for value on its street and in St. Boniface.

This property would best suit buyers who prioritize space and location over brand-new construction. It’s ideal for someone seeking a character home in a well-established neighbourhood with room to grow, and who appreciates a house that already stands out in terms of size and perceived value among its direct neighbours. The numbers suggest it’s a “big fish in a small pond” on Dollard Boulevard, offering more house and land than what is typical nearby.

Section 2: Frequently Asked Questions

Q: How does the lot size compare to other properties in Winnipeg?
A: At just over 5,000 sqft, the lot is above average for St. Boniface and on Dollard Boulevard itself, but is around the citywide average. The appeal is its relative size within this specific, established neighbourhood.

Q: The house was built in 1946. What should I consider?
A: While the home is older than the Winnipeg average, it is actually newer than many houses in Central St. Boniface. Buyers should budget for maintenance consistent with a home of this age and investigate the scope and quality of the basement renovation and other updates.

Q: The assessed value is $490k, but it sold for $575k. Why the difference?
A: Municipal assessed value is for tax purposes and often lags behind the current market. The sale price is a stronger indicator of its market value, reflecting factors like the renovated basement, its above-average living space, and buyer demand for the location.

Q: There’s no garage. How does that impact value and livability here?
A: The lack of a garage is a trade-off. While it may affect value compared to similar homes that have one, the above-average lot size provides potential for adding parking or storage solutions, subject to local bylaws. This is common for many older homes in central neighbourhoods.

Q: The data shows it ranks very well on its street. What does that actually mean for me?
A: This statistical ranking indicates that, compared to the 75 properties on Dollard Boulevard used for comparison, this home is in the top tier for living area, land area, and value. It suggests you are getting a property that is physically larger and has been valued higher than most on its own block, which can be positive for long-term equity.