Property Overview: 440 Langevin Street, Central St. Boniface
Section 1: Key Characteristics & Appeal
This two-storey home, built in 1946, presents a compelling opportunity in Winnipeg's historic St. Boniface neighbourhood. Its primary appeal lies in its generous, above-average lot size of over 6,300 sq ft, offering rare space and potential in a central location. The home itself provides a comfortable 1,664 sq ft of living space, which is notably larger than many comparable homes in the immediate area and citywide. Key features include a renovated basement and a detached garage.
The property suits buyers who value land over a modern build. It’s ideal for someone seeking a character home with room to garden, expand, or simply enjoy a larger private yard close to urban amenities. The numbers suggest it's a "larger-than-average" property for its specific streetscape and neighbourhood context, offering more house and land than most nearby peers. A thoughtful perspective is that while the 1946 build date is older than the city average, it is actually newer than most homes on its street and in St. Boniface, potentially indicating fewer immediate heritage-related renovation constraints than some neighbours. It would suit a practical buyer ready to steward an older home, attracted by space and location rather than a turn-key contemporary property.
Section 2: Frequently Asked Questions
1. How does the lot size compare practically?
At 6,371 sq ft, the lot is significantly larger than the neighbourhood average (~4,600 sq ft). This translates to more backyard space, potential for additions, or landscaping projects that wouldn't be feasible on a standard city lot.
2. What does the "renovated basement" entail?
The listing confirms the basement is renovated but does not specify the scope or finish. A buyer should inquire about the nature of the renovation, ceiling height, moisture control, and whether it includes a separate entrance or legal suite potential.
3. The assessed value seems low. Why?
The $43.3k assessed value is a figure used for municipal tax purposes, not an indicator of market value. The last recorded sale was in 2017 for $34.5k. Market value would be determined by current conditions, the property's state, and recent comparable sales.
4. Is the older age of the home a concern?
Built in 1946, the home will likely require consistent maintenance and updates. However, it’s worth noting it is newer than the typical home on Langevin Street (avg. 1935), which may suggest relatively updated infrastructure or different architectural features.
5. What is the context of the 2017 sale price?
The prior sale price reflects the market conditions of late 2017. It serves as a historical data point but is not directly indicative of the home's current market value, which would be influenced by several years of market movement and any changes made to the property since.