Property Overview
This two-storey home at 22 Georges Forest Place in Central St. Boniface presents a compelling blend of space, location, and modern convenience. Built in 2001, its key appeal lies in its above-average living area of 1,924 sqft paired with a fully renovated basement, offering significant functional space. The attached garage and a land size that provides a comfortable yard without excessive maintenance are practical assets.
The home’s standout characteristic is its exceptional value positioning within a desirable, established neighbourhood. While the lot size is modest for the immediate street, it is notably larger than most in Central St. Boniface. More strikingly, its assessed and recent sale values place it in the top tier (top 2-3%) citywide, suggesting a premium property for the area. This isn't just a spacious home; it's a financially substantial one in its context, likely indicating high-quality finishes, upgrades, or a particularly coveted location within St. Boniface.
This property would suit buyers looking for a move-in-ready family home in a mature neighbourhood, who value more contemporary construction (25 years old) amidst older character homes. It’s ideal for those seeking space for a growing family or home office, with the renovated basement adding crucial flexible living area. The buyer is likely one who appreciates the charm of St. Boniface but places a higher priority on modern layout and low-maintenance living than on heritage character.
Frequently Asked Questions
1. Is the lot size a disadvantage?
While the 5,379 sqft lot is below average for Georges Forest Place itself, it remains larger than most properties in Central St. Boniface. This typically translates to a manageable yard with more privacy than older, denser parts of the neighbourhood, appealing to those who want outdoor space without the upkeep of a very large lot.
2. What does the "Elite" assessed value ranking mean?
This ranking indicates the home's municipal assessed value is among the highest 3% in Winnipeg. For St. Boniface specifically, it's in the top 2%. This doesn't just reflect size; it strongly suggests above-standard finishes, renovations, or a prime micro-location that the city assesses at a premium compared to area averages.
3. The home sold recently. What does that tell us?
The sale in August 2024 for $85,300 provides a concrete, current market value. The fact that the sale price also ranks in the top 1-2% for the area confirms the premium status suggested by the assessed value, showing the market consistently validates this as a higher-value home in its community.
4. Who might this home not suit?
Buyers seeking a historic character home with original architectural details may find a 2001 build too modern. Similarly, those wanting extensive gardens or the largest lot on the block might prefer other options. It’s a home for those who prefer contemporary infrastructure within a traditional neighbourhood.
5. How does the renovated basement add value?
A renovated basement effectively increases the usable living area beyond the already generous 1,924 sqft main floors. This adds significant functional space for recreation, guests, or a home business, which is a key advantage over homes with unfinished or dated basements, especially in a family-oriented neighbourhood.