Property Overview
This one-storey home in Roblin Park offers a distinct blend of space, location, and value. Its primary appeal lies in its exceptionally large, 11,300 sqft lot—a rarity that places it in the top 4% of all properties in Winnipeg for land size. The home itself is a modest 1,080 sqft bungalow from 1945, featuring a finished basement and a detached garage. While the house is older and of average size for the area, the property's standout characteristic is the immense potential of its expansive, private yard. This isn't just a home; it's a significant parcel of land in a well-established neighborhood.
It would suit a buyer looking for a solid starter home with unmatched outdoor space for gardening, play, or future expansion, as well as an investor or builder who recognizes the long-term value of the land itself. The appeal is for those who see beyond the current structure to the property's underlying asset: a huge lot in a central location. It's less suited for those seeking a modern, turn-key home without any projects.
Key Questions & Considerations
1. What does the age of the home (1945) mean for maintenance?
Prospective buyers should budget for and investigate the condition of major aging components, such as the roof, plumbing, electrical system, and foundation. While updated over time, an 81-year-old home requires a diligent inspection.
2. The lot is huge, but are there any restrictions on its use?
It's crucial to check the property's zoning with the city to understand what is permissible. This will clarify if the land could accommodate additions like a large workshop, a future secondary suite, or even a potential subdivision.
3. How does the assessed value compare to the likely selling price?
The city's assessment is $333,000, but the last known sale was $250,000 in 2017. Market value will be determined by current demand, condition, and the premium for the large lot. Buyers should not rely on the assessment alone.
4. The neighborhood rankings show a mix—what's the real picture?
The data reveals a contrast: the property ranks very high for land size but lower for the age and size of the dwelling. This highlights the property's profile: a premium lot with an average, older home on it, which is central to its pricing and appeal.
5. What are the pros and cons of a detached garage?
A detached garage offers flexibility and can reduce noise in the home. However, it means going outside in Winnipeg winters. Consider the cost and feasibility of potentially heating it or connecting it to the house with a breezeway in the future.