Property Overview: 4595 Roblin Boulevard, Winnipeg
Section 1: Key Characteristics & Appeal
This property is defined by its exceptional land size and solid, established character. Situated on a massive, nearly 20,000 sqft lot in Ridgedale, it offers a rare level of space and privacy for an in-city property, ranking in the top 1% for lot size across Winnipeg. The home itself is a 1,502 sqft, one-storey bungalow built in 1940, featuring a finished basement and a detached garage.
Its primary appeal lies in its unparalleled potential. The vast, level lot is a blank canvas for extensive landscaping, gardening, or future expansion (subject to bylaws), offering a lifestyle typically found in rural areas while being within city limits. The home provides comfortable, functional living space but presents a clear opportunity for modernization or personalization. This combination suits a specific buyer: someone who values land over a turnkey luxury home. It’s ideal for a growing family seeking room to play and grow, a multi-generational household considering a future build, or a visionary buyer looking for a long-term project where the land itself is the core investment. The strong assessment value and recent sale history suggest a stable, desirable location, making it a property where the value is firmly anchored in the land.
Section 2: Frequently Asked Questions
1. What does the lot size actually allow for?
With nearly half an acre, the possibilities are significant. Beyond a large garden or play area, it could accommodate a substantial addition, a separate workshop, or a sport court. Any major structural changes would require checking City of Winnipeg zoning bylaws and obtaining permits.
2. As a 1940s home, what should I budget for immediately?
While the basement is finished, a home of this age will likely need proactive attention to aging core systems. A thorough inspection is crucial to prioritize updates to plumbing, electrical, insulation, or the roof, separate from any cosmetic renovations you may plan.
3. How do the rankings (e.g., "top 1% for lot size") work?
These rankings compare this property directly to others on its street, in Ridgedale, and across all of Winnipeg. Being in the top 1% for lot size means it’s larger than 99% of residential properties in the city, which is its standout feature. Other rankings provide context, showing the home itself is older and more modest in size compared to neighbors, which is reflected in its price point.
4. Is the finished basement a legal secondary suite?
The listing states the basement is finished but does not specify it as a legal suite. You would need to verify with the seller and the city whether it meets all safety, egress, and licensing requirements for a rental unit.
5. Why did it sell for less than the current assessed value in 2021?
The 2021 sale price of $425,000 provides a historical benchmark. The current assessed value of $474,000 reflects the municipal assessment for tax purposes, which considers market trends and is not a direct sale price. Market conditions, property updates, and the unique value of the lot will determine its final selling price.