203 Dollard Boulevard

Property Overview

This 1914 two-and-a-half storey home on Dollard Boulevard in Central St. Boniface presents a distinct profile defined by its generous interior space and a value-oriented assessment. Its primary appeal lies in offering significantly above-average living area (2,082 sq ft) for the neighbourhood and city, housed within a character home on a standard-sized lot. The appeal is for a practical buyer who prioritizes interior square footage and the potential of an older home over modern builds or large outdoor spaces. It would suit a value-conscious purchaser, perhaps a growing family or an investor, looking for a spacious footprint in a central location without the premium assessment of some comparable properties. A thoughtful perspective is that the home's below-average assessed value relative to its size could indicate an opportunity, but it also squarely places it in the "project" or "value-add" category, appealing to those ready to invest in updates. Its renovated basement adds functional space, but the lack of a garage is a trade-off for the urban location.

Frequently Asked Questions

1. Is the low assessed value a red flag?
Not necessarily. It primarily reflects the municipality's valuation for tax purposes, which can lag behind market improvements or specific conditions. It often indicates a home that may require modernization, but it also results in lower annual property taxes, which is a tangible financial benefit.

2. Who would this home not suit?
Buyers seeking a move-in-ready modern home, those who prioritize a large yard (the lot is around average for the street), or anyone requiring attached parking, as there is no garage.

3. The home is 110 years old. What should I consider?
While the basement has been renovated, the core structure and major systems (like plumbing, electrical, and the roof) of a century home require diligent inspection. Budget for ongoing maintenance and potential updates that respect the home's character while ensuring modern efficiency and safety.

4. How does the living area compare to nearby homes?
It's exceptionally spacious for the area. With a living area in the top 5% on its own street and top 7% in St. Boniface, it offers far more interior space than most neighbours, making it a standout for buyers who need room.

5. The last sale was in 2020. What does that mean?
The 2020 sale price provides a historical benchmark, but market conditions have likely shifted. It suggests the current sellers have owned for several years, which can sometimes mean more stability but also that the home's condition and value have been influenced by their specific tenure and any updates made during that time.