Property Overview: 4575 Roblin Boulevard
This well-situated Ridgedale home presents a compelling opportunity for a range of buyers. Built in 1999, it is a one-storey bungalow on a generous 8,175 sqft lot, featuring a finished basement and an attached garage. With 1,209 sqft of living space, it offers a practical layout in a mature neighbourhood.
The appeal here is grounded in its established setting and strong positional value. The property ranks in the top 11% of all Winnipeg for lot size, offering ample outdoor space rarely found in newer subdivisions. Its assessed value places it in the top 6% city-wide, indicating a perception of solid worth. While the living area is functionally sized rather than expansive, the home’s overall footprint and recent 2019 sale price near its current assessment suggest a stable market history. It would suit downsizers seeking a manageable single-level home with a large yard, or young families looking for a move-in ready property in a quiet area with room to grow outdoors. The finished basement adds valuable flexible space for recreation, a home office, or guests.
Key Questions for Consideration
1. How does the "ranking" data work?
The percentages show how this property compares to others in its immediate street, broader community, and all of Winnipeg. For example, ranking in the top 11% for lot size in Winnipeg means 89% of city properties have a smaller lot, highlighting a key asset.
2. The home's living area is noted as smaller than most in the community. Is this a concern?
This indicates the home is more modestly sized compared to neighbours, which is reflected in its pricing. The value proposition leans more on the large lot and location. For buyers prioritizing space indoors over outdoors, it may warrant a closer look at the layout during a viewing.
3. What does the significant difference between community and city-wide rankings tell us?
The home ranks higher city-wide (top tiers for lot, value) than within its own affluent community (where it's average for value and smaller in size). This suggests you're buying into a desirable area where this property represents a more accessible entry point, offering the community benefits without the premium for a larger house.
4. The house is 27 years old. What should be prioritized in an inspection?
While not an antique, a 1999 build is at an age where original components may need evaluation or updating. An inspection should focus on the roof, major systems (HVAC, water heater), and windows, which may be nearing the end of their typical service life.
5. The 2019 sale price is close to the current assessed value. What does this imply?
It suggests a history of stable, moderate appreciation in line with market trends, rather than speculative spikes. This can be reassuring for buyers seeking a sensible investment, but it's wise to research recent comparable sales in the area for the most current market picture.