Property Overview: 310 Provencher Boulevard
Key Characteristics & Buyer Appeal
This is a substantial, character-filled two-storey home built in 1906, situated on a generous, approximately 5,000 sqft lot on Provencher Boulevard in Central St. Boniface. Its primary appeal lies in its above-average scale and established presence. With 1,800 sqft of living space, the home is notably larger than most in the neighbourhood and city, offering more room than typical for the area. It features a renovated basement, adding to its functional space. The property last sold in 2018 for $450,000, a price point that was above average for its surroundings, indicating a perceived premium for its size and location.
The home suits buyers looking for a character property with ample interior space on a sizable urban lot, without the maintenance of a massive yard. It’s ideal for someone who values the historic streetscape of St. Boniface and prefers a home with a sense of solidity and history over a newer build. A thoughtful perspective for a buyer is to recognize that while the home is older than nearly all others in Winnipeg, this also means it sits on a mature lot in a long-established community. The above-average assessed value suggests it's viewed as a solid asset within its context, likely appealing to a buyer confident in the enduring value of location and lot size.
Frequently Asked Questions
1. What does the "above average" living area ranking mean practically?
It means this home offers more interior square footage than roughly 85-90% of homes in Central St. Boniface, providing more room for living, working, or storage compared to typical area properties.
2. The home is noted as being older than almost all others in the city. What should I consider?
While it offers classic charm and likely sturdy construction, prioritize a thorough inspection focusing on updates to major systems (roof, wiring, plumbing, insulation) and the foundation, common areas for maintenance in a home of this age.
3. Is the lack of a garage a significant drawback?
This depends on lifestyle. For many in this walkable, well-serviced neighbourhood, it may be a manageable trade-off for the lot size and location. However, it’s a key factor to weigh against the home's other spacious attributes.
4. The assessed value is listed as $48.20k, but it sold for $450k. Why is there such a difference?
Municipal assessed value for tax purposes is not market value. It is a formula-driven figure that often lags behind the actual selling price, especially in active markets. The sale price is the true indicator of its market value.
5. The lot size is "around average" for the street but "above average" for the neighbourhood. What does this indicate?
It suggests Provencher Boulevard itself consists of homes on consistently larger lots, making this property's parcel very typical for this specific, desirable street. You're buying into a streetscape of homes with similar presence and space.