Property Overview: 452 Goulet Street, Winnipeg
Key Characteristics & Appeal
This is a compact, one-storey home in Central St. Boniface, built in 1952 on a notably spacious lot. The property's primary appeal lies in its balance of a central, established neighbourhood with a low-maintenance footprint. The home itself is modest in size at 980 sqft, but it features a renovated basement, adding functional living space, and includes a detached garage. The land area of over 5,385 sqft is a significant asset for the area, offering ample outdoor space that is rare for the neighbourhood and presents opportunities for gardening, expansion, or simply enjoying a larger yard.
Its appeal is grounded in practicality and potential. It would suit first-time buyers seeking an entry into a desirable central neighbourhood without the premium price of a larger house, or downsizers looking for a manageable property with a generous yard. The very low assessed value and recent sale price also make it a candidate for investors or renovators who see value in the lot size and the foundational work of a renovated basement. A less obvious perspective is that, while the living space is below average for the city, its lot size is above average for St. Boniface specifically, suggesting the property's greatest long-term value may be in the land itself.
Frequently Asked Questions
1. Is the low assessed value a concern?
Not necessarily. The assessed value is for municipal tax purposes and is often lower than market value, especially for older homes that have not been extensively renovated. The recent sale price provides a more current market benchmark.
2. What does "renovated basement" typically mean here?
While specifics would require a viewing, in a 1952 home this usually indicates foundational updates like moisture control, insulation, electrical, and finished surfaces to create a dry, usable living or storage space, rather than a high-end finish.
3. How does the lot size compare practically?
At 5,385 sqft, the lot is significantly larger than the average St. Boniface property (~4,609 sqft). This means more private outdoor space, room for additions like a deck or shed, and potentially fewer issues with feeling crowded by neighbours.
4. Who is this not a good fit for?
It may not suit a growing family needing substantial above-ground bedroom space, or buyers seeking a modern, turn-key home without any projects. The living area is compact for the full scope of family life.
5. What is the context of the sale history?
The home sold recently in November 2023. This provides a clear, current market price point, which can offer more certainty than listings with older, less relevant sales data.