Property Overview: 465 Rosedale Avenue, Lord Roberts, Winnipeg
Key Characteristics & Appeal
This home presents a compelling mix of space, location, and value within Winnipeg's established Lord Roberts neighbourhood. Its primary appeal lies in its generous proportions, both in the 1,820 sqft living area and the 6,250 sqft lot, which rank in the top tiers for the street and area. This offers significant room for living and potential outdoor enjoyment, a notable advantage in a mature community. While the 1909 build date means it is a character home that will appeal to those who appreciate heritage, it also implies that a buyer's vision should accommodate the updates and maintenance typical of a century-old property. The assessed value is above average for the immediate area, yet the last sale price (2022, $400k-$450k) suggests it may offer relative value city-wide.
This property is ideally suited for a buyer seeking a spacious character home on a large lot in a central, tree-lined neighbourhood. It fits someone who values the established charm of Lord Roberts over a new-build subdivision and is prepared for the stewardship of an older home. It would also appeal to those who prioritize interior and exterior space, seeing the lot size as a rare canvas for gardens, play, or expansion.
Frequently Asked Questions
1. What does the "top tier" ranking for living area actually mean?
It means this home's interior square footage is larger than approximately 96% of similar homes in Lord Roberts and city-wide. You are getting significantly more house space than is typical.
2. The home was built in 1909. What should I be most concerned about?
While systems like plumbing, electrical, and the foundation may have been updated over the years, a pre-purchase inspection is crucial. Focus on the condition of these core systems, as well as the roof and insulation, to understand any immediate or future investments required.
3. The lot is large for the area. What are my options?
The sizable 6,250 sqft lot is a key asset. Beyond gardening, it provides ample private outdoor space and potential for additions like a garage, workshop, or deck. It's important to verify zoning bylaws for any future development plans.
4. How does the assessed value relate to the likely market price?
The municipal assessed value ($33.20k) is for taxation purposes and is not a market appraisal. The 2022 sale price range ($400k-$450k) is a more relevant, though dated, benchmark. Current market conditions and the home's present state will determine its listing and sale price.
5. Are sold prices for nearby homes a good indicator for this property?
They provide context, but direct comparisons are difficult. The listed nearby sales (e.g., 490 and 417 Rosedale Ave) are on similar streets but are notably smaller in living area (905 and 1,054 sqft). This home's value is significantly influenced by its much larger size and lot.