Property Overview
This one-storey home at 285 Dollard Boulevard in Central St. Boniface is a classic Winnipeg character property built in 1946. It sits on a solid, average-sized lot for the area (just under 4,500 sq ft) and features a detached garage. The home itself is modest in size at 900 sq ft of living space, which is below average for the neighbourhood, and it has an unfinished basement. Its last recorded sale was in 2017 for $250,000.
Key Characteristics & Appeal
The primary appeal of this property lies in its location and its potential. Being in Central St. Boniface offers the charm and convenience of one of Winnipeg's most established and culturally rich neighbourhoods. The lot size is a key asset—it provides ample outdoor space and is typical for the street, offering room for gardening, expansion, or future development. The home would suit a first-time buyer, an investor, or a downsizer looking for an entry point into a desirable area without a premium price tag. It’s a property for someone comfortable with a home that may require updates, seeing value in the land and location over a move-in-ready finish. A thoughtful perspective is that its below-average living area and unrenovated state present a clear opportunity: the chance to customize and add value in a neighbourhood where newer or larger homes command significantly higher prices.
Frequently Asked Questions
1. What is the real value based on the assessed value?
The assessed value is for municipal tax purposes and is not a market valuation. At approximately $29,600, it is well below the last sale price of $250,000, indicating the market value is driven more by location and lot than by the structure itself.
2. Is the basement usable?
The listing notes the basement exists but is "not renovated." It is unfinished, meaning it has raw space that could be developed in the future but is not currently suitable as living space.
3. How does the home's size compare to others?
At 900 sq ft, the living area is below average for the immediate street, the wider St. Boniface area, and the city. This confirms it is a more compact character home.
4. What does the lot size ranking mean?
The lot is around 4,478 sq ft. The "Top 48%" ranking for the street means it's roughly in the middle—neither particularly large nor small compared to its direct neighbours, which is typical for the area.
5. Is the 1946 build date a concern?
The year built (1946) is typical for the core of St. Boniface. While it means systems like wiring and plumbing may be older, it's actually a newer build compared to many homes in the immediate neighbourhood, where averages are from 1939-1940. A pre-purchase inspection is essential.