Property Overview: 464 Valade Street, Central St. Boniface
Key Characteristics & Appeal
This home is defined by its generous space and prime location. Built in 1942, it offers 2,440 sqft of living area, which ranks in the top 3% for size both in the sought-after Central St. Boniface neighbourhood and citywide. It sits on a large 8,687 sqft lot, placing it in the top 1% of properties in the area for land size. Key features include a renovated basement and a detached garage.
The primary appeal lies in the rare combination of a spacious, classic two-storey home on an exceptionally large, private lot within a historic and vibrant community. While the assessed value is healthy for the area, the recent sale price suggests significant potential and buyer confidence. This property is ideal for buyers who prioritize interior and exterior space over a modern build date. It would suit a growing family seeking room to expand, someone looking for a property with garden or outdoor potential, or a buyer who values the character and established feel of St. Boniface and is prepared to maintain or update a home of this era.
A less obvious perspective is the value of the lot itself; in a mature neighbourhood where large parcels are scarce, the land represents a substantial and appreciating asset. Additionally, the home’s size ranking significantly above its local peers indicates it’s a standout property on its street, offering more room than surrounding homes.
Frequently Asked Questions
1. What does the "renovated basement" include?
The listing confirms the basement is renovated but does not specify the finish or layout. A buyer should inquire about the scope of work, ceiling height, permitted uses, and whether it includes a separate entrance or additional bedrooms.
2. How does the assessed value relate to the recent sale price?
The property was assessed at $57,100 but sold for $61,500 in September 2023. This indicates the market valued it above its official assessment at that time, which can reflect updates, market conditions, or the premium for its large lot and living space.
3. What is the condition of the main home, given the basement is renovated?
Since the basement renovation is highlighted, it’s important to understand the condition of the main two storeys (built in 1942). Questions should focus on the age and condition of major systems like the roof, plumbing, electrical, and windows.
4. Are there any heritage considerations for a 1942 home in St. Boniface?
While not all older homes are designated, it’s prudent to check if the property is listed or has any heritage character overlay that might affect future exterior renovations or additions.
5. What are the specific benefits of the detached garage?
Beyond parking, consider its size, condition, and potential. It could be suitable for vehicle storage, a workshop, or additional storage. Verify if it has power and its distance from the main house.