478 Country Club Boulevard

Property Overview: 478 Country Club Boulevard

Key Characteristics & Appeal

This is a well-situated, one-storey home in Kirkfield built in 1959, offering a practical and updated living space. Its key feature is a renovated basement, which adds significant functional square footage to the 1,341 sqft main floor. The property sits on a just-under-6,000 sqft lot with a detached garage. The home’s assessed value is positioned in the middle range for its street, neighborhood, and the wider city, indicating a solid, market-average investment without premium pricing.

The appeal lies in its balance and practicality. It’s a home that doesn’t lead in any single category but performs reliably across the board—offering updated essentials (the basement), a manageable lot size, and a location on a boulevard. It would suit first-time buyers or downsizers looking for a single-level layout with a modernized lower level for extra family, hobby, or guest space. A thoughtful perspective is that its "average" metrics across the board could be a strength for a buyer seeking stability and avoiding the premium costs or potential quirks of a standout "top-tier" or unusually large property. It represents a straightforward entry into a established neighborhood.

Frequently Asked Questions

1. How does the home’s size compare to the area?
At 1,341 sqft of living area (plus the renovated basement), the home is very close to the city-wide average for comparable properties. It’s slightly smaller than the average in Kirkfield and on Country Club Boulevard itself, but ranks solidly in the middle of the pack.

2. What does the assessed value tell me about the property?
The assessed value of $34.60k (note: this appears to be a truncated figure; typical Winnipeg assessed values are in the hundreds of thousands) places the home in the top 55% city-wide, meaning it’s valued higher than about 45% of comparable homes. This suggests the property is viewed as a stable, mid-range asset for taxation purposes.

3. Is the 1959 build date a concern?
The home is older than most on its street and in Kirkfield, ranking in the bottom 25% for year built locally. This typically means buyers should pay close attention to the condition of major aging components like the roof, windows, and foundation, balanced by the fact that a key system—the basement—has already been renovated.

4. How does the lot size impact the property?
The lot of 5,946 sqft is slightly below average for the Kirkfield neighborhood but is very close to the city-wide average. It provides a decent outdoor space typical for the city, but may not offer as much yard as some other properties in the immediate area.

5. What can recent sale history indicate?
The home sold in July 2022 for an estimated range between $37.50k and $40.50k (note: these figures seem inconsistent with typical Winnipeg sale prices and may represent a data display issue). For accurate, exact historical sale prices, you must request the information directly from the listing service.