Property Overview: 528 Langevin Street, Winnipeg
Key Characteristics & Appeal
This is a compact, early-20th century home (built 1908) in Central St. Boniface, presenting primarily as a land value proposition. The one-and-three-quarter storey house itself has 960 sqft of living space and features an unrenovated basement and a detached garage. Its lot size of 3,190 sqft is below average for the immediate street and neighbourhood, but this can translate to lower maintenance for the right buyer.
The core appeal lies in its location within a historic and vibrant community, coupled with a very low municipal assessed value. This combination makes it a potential entry point into the St. Boniface market. It would suit a pragmatic, hands-on buyer—perhaps a first-time investor, a renovator looking for a manageable project, or someone seeking a modest footprint in a walkable area without a large mortgage. The data suggests the value is anchored more in the land and location than in the current structure, offering a clear-eyed opportunity for those whose plans align with its existing conditions.
Frequently Asked Questions
1. Why is the assessed value so much lower than the city-wide average?
The assessed value reflects the property's specific characteristics—its smaller lot, older age, and modest living area—relative to the broader Winnipeg market, which includes many newer and larger homes. It is more in line with averages for the immediate neighbourhood.
2. What does "below average" for land and living area mean in practice?
For the lot, it means less yard maintenance but also less private outdoor space. For the living area, the 960 sqft home is cozier than many in the area, requiring efficient use of space. This isn't necessarily a drawback for those seeking simplicity or a lower utility footprint.
3. Is the unrenovated basement a major concern?
It indicates a project opportunity. A buyer should budget for an inspection to understand the basement's condition (moisture, foundation, systems) and factor potential renovation costs into their plans, whether for storage, utilities, or future living space.
4. Who might this property not be suitable for?
It's likely not a fit for families needing significant space or those unwilling to take on updates. The smaller scale and need for potential investment in the basement mean it's less suited for buyers seeking a turn-key or expansive property.
5. The home is older than most in the city. What should I consider?
Its 1908 construction offers historic charm but necessitates a focus on core systems. A thorough inspection should prioritize the roof, wiring, plumbing, and insulation to understand modernization needs and ongoing maintenance expectations.