Property Overview: 187 Robindale Road
Key Characteristics & Appeal
This is a classic, well-maintained one-storey home in the established Roblin Park neighbourhood. Its primary appeal lies in its generous, mature lot of nearly 12,000 sqft—a rare find that offers privacy, space for gardening, and room to expand, ranking it among the top 4% of properties in Winnipeg for land size. The home itself is modest in size at 803 sqft, featuring a finished basement, and is anchored by a split garage. Built in 1947, it represents a solid, no-frills character home.
The property’s standout value is demonstrated by its recent sale price of $545,000, which significantly outperformed its assessed value and placed it in the top 20% of sales for its street. This suggests buyers recognized a premium in the lot’s potential and the home’s condition. It suits a specific buyer: someone looking for a quiet, established area who values outdoor space over a large interior footprint. It’s ideal for downsizers seeking single-level living with a huge yard, or for a hands-on buyer who sees the long-term potential in the land for future expansion or renovation. The charm here isn't in luxury finishes, but in the established setting and the tangible opportunity it presents.
Frequently Asked Questions
1. How does the recent sale price compare to the assessment?
The home sold for $545,000 in August 2024, which is $120,000 above its municipal assessed value of $425,000. This indicates the market placed a higher value on the property, likely due to the desirable lot and the home's condition.
2. Is the house too small at 803 sqft?
The living space is compact, ranking in the lower third for the area. However, the finished basement provides additional usable space. The trade-off is the exceptional lot size, making it perfect for those who prioritize outdoor living or see potential to enlarge the home in the future.
3. What does the age of the home (1947) mean for maintenance?
As a 79-year-old home, proactive maintenance is key. While it has been livable and marketable, a thorough inspection is essential to understand the condition of major systems like plumbing, electrical, and the foundation, which may be original or updated over time.
4. The rankings show it's in the top 4% for lot size in Winnipeg. What are the responsibilities of such a large lot?
A lot of this size offers great privacy and potential but also requires more upkeep—lawn care, gardening, and snow removal are substantial. It's a benefit for those who enjoy gardening or outdoor projects, but a consideration for those seeking low-maintenance living.
5. Who is the typical buyer for this type of property?
This property most appeals to buyers seeking an established neighbourhood feel and a large, private yard. It is well-suited to downsizers looking for single-level living without sacrificing outdoor space, or to value-oriented buyers who view the large lot as a long-term asset for enjoyment or future investment.