Property Overview: 528 De La Morenie Street, Winnipeg
Key Characteristics & Appeal
This 2019-built bi-level home in Central St. Boniface offers a compelling mix of modern convenience and established neighbourhood character. Its primary appeal lies in its exceptional newness relative to the area; it ranks in the top 1-2% for year built on its street and in the neighbourhood, which is predominantly composed of much older homes. This translates to minimal immediate maintenance concerns and contemporary building standards.
The home features a renovated basement and a detached garage on a 2,962 sqft lot. While the 985 sqft living area is modest and below the neighbourhood average, the property’s assessed value sits above average for the immediate area, reflecting the premium for a newer build. The lot size is smaller than most on the street, which may appeal to buyers seeking lower yard maintenance without sacrificing outdoor space.
This property would best suit first-time buyers, downsizers, or investors looking for a modern, low-maintenance home in a historic and vibrant community. It’s ideal for those who prioritize a move-in ready condition and newer mechanical systems over expansive square footage. A thoughtful perspective: this home represents a strategic entry into a desirable neighbourhood where the cost and hassle of renovating an older character home are replaced with the predictability of a recent build.
Frequently Asked Questions
1. Is the smaller lot size a disadvantage?
Not necessarily. While below average for the street, the lot is still a useable size for a patio, garden, or play area. It often means less time spent on yard maintenance and lower landscaping costs, which can be a benefit for busy homeowners.
2. Why is the assessed value higher than the neighbourhood average?
The assessed value reflects the home’s very recent construction date (2019). Newer builds typically command a premium due to modern materials, energy efficiency, updated building codes, and the remaining lifespan of major components like the roof, windows, and HVAC systems.
3. What does the sale history indicate?
The home sold for $375,000 in late 2022, a significant increase from its $315,000 sale price in early 2020. This sharp appreciation likely captures both the pandemic-era market surge and the added value of the completed basement renovation.
4. Who might find the bi-level design challenging?
The split-entry design involves stairs immediately upon entry. This could be a consideration for those with significant mobility concerns or for families with very young children requiring constant supervision on stairs. However, it often provides a clear separation between living and sleeping areas.
5. Are there any obvious trade-offs with a newer home in an old neighbourhood?
The main trade-off is often architectural character and mature landscaping. You gain modern functionality but won’t have the classic charm, detailed woodwork, or established trees commonly found in older St. Boniface homes. The property offers community and location without the restoration project.