391 Sharp Boulevard

Property Overview: 391 Sharp Boulevard, Deer Lodge, Winnipeg

Key Characteristics & Appeal

This one-and-a-half storey home, built in 1949, presents a solid opportunity in Winnipeg's Deer Lodge neighbourhood. Its primary appeal lies in its generous proportions, both indoors and out. With 1,398 sqft of living space, it offers more room than most comparable homes in the immediate area and citywide. The lot is a significant standout at over 6,400 sqft, placing it in the top 3% of Deer Lodge for land area, which offers excellent potential for gardening, expansion, or simply enjoying ample private outdoor space.

The home suits buyers looking for a property where the value is anchored in its spacious lot and well-proportioned floor plan, rather than in recent renovations or high-end finishes. It’s an ideal canvas for someone with a vision to update or expand over time. The assessed value is notably below average for the street and city, which can indicate an entry point for the neighbourhood, but buyers should be prepared for the work implied by an unrenovated basement. This property will likely resonate most with value-conscious purchasers, hands-on homeowners who appreciate larger lots, and those who see potential in the character and space of a post-war home.

Frequently Asked Questions

1. What does the "below average" assessed value indicate?
While the assessed value is a municipal tool for calculating property tax, a value significantly below area averages can suggest the home requires modernization or that its interior condition doesn't yet reflect its lot and location value. It's a key figure to discuss with your real estate agent in the context of market price.

2. How significant is the large lot size?
Very. A lot of this size (top 3% in Deer Lodge) is increasingly rare. It provides not just yard space, but also future options like adding a garage, a suite, or a substantial addition, subject to zoning and permits.

3. What should I expect with an unrenovated basement?
This typically means the basement is in its original or utilitarian state. It likely has functional systems (furnace, water heater) but may have dated finishes, concrete floors, and older insulation. It represents both a cost to modernize and an opportunity to design the space to your needs.

4. The home is older—what are the implications?
Built in 1949, it will have the character and solid construction of its era, but also aging components. A thorough inspection is essential to understand the condition of the roof, wiring, plumbing, and foundation. Its age is actually above average for the street, meaning it fits the established character of the block.

5. Is the living area spread over multiple floors?
As a one-and-a-half storey design, the 1,398 sqft is distributed over the main floor and a partially finished or smaller second level. This often means cozy bedrooms under sloped ceilings on the upper floor, a classic layout for homes of this style and period.