Property Overview & Appeal
This one-storey home on De La Morenie Street in Central St. Boniface is a property defined by its land and location more than its living space. Situated on a 3,846 sqft lot that is notably larger than many on its street, its primary appeal is the potential inherent in the parcel itself. The house, built in 1945, is compact at 726 sqft of living area but features a renovated basement, adding functional space. A detached garage completes the picture.
Its charm lies in a classic St. Boniface location, offering a balance of a established neighbourhood feel with a blank-canvas opportunity. The value here is squarely in the land and the possibility it presents—whether for expansion, renovation, or long-term holding. This property would best suit a practical buyer, such as a downsizer seeking minimal upkeep, an investor looking for a land-value play in a central area, or a hands-on individual with a vision to gradually reshape the property to their needs. It’s less suited for those requiring immediate move-in-ready, spacious accommodations.
Frequently Asked Questions
1. Is the house in livable condition, or is this a tear-down?
While the home is older and compact, the presence of a renovated basement suggests it has been maintained and is likely functional for living. It is more accurately viewed as a candidate for significant renovation or expansion over time, rather than an immediate demolition.
2. How does the assessed value relate to the likely sale price?
The municipal assessed value is significantly lower than the last sale price, which is common. Assessments are for tax purposes and often lag behind market values. The price will be determined by current market demand for land in St. Boniface.
3. What are the possibilities for adding on or building up?
The generous lot size is a key asset here, providing clear space for a lateral addition. Any major structural changes or a second storey would require a thorough review of zoning bylaws, heritage considerations (given the neighbourhood's age), and obtaining the necessary permits.
4. What is the neighbourhood character like?
Central St. Boniface is a historic, walkable community with strong francophone roots. You are close to Provencher Boulevard, cafes, bakeries, and the Seine River. This location offers culture and convenience, but also comes with the busier street activity typical of a central urban area.
5. Why is the living area noted as being well below average?
The 726 sqft figure refers specifically to the above-ground living area. When combined with the renovated basement, the total usable space is greater. This highlights the home's configuration: its main floor is modest, placing emphasis on the developed lower level and the outdoor space.