Property Overview
This two-storey home at 4 Pelham Road in Winnipeg's Dakota Crossing neighbourhood presents a balanced offering for buyers seeking space and value. Its key appeal lies in a generous 7,308 sqft lot, which is notably larger than most in the immediate area and across the city, offering ample outdoor potential. The 1,697 sqft living space is modern and functional, featuring a renovated basement and an attached garage. Built in 1992, the home is of a typical age for the area but benefits from updates.
The property’s assessed value sits below average for its own street, which could indicate a value opportunity within a well-established pocket, while still being above the Winnipeg average overall. It would suit practical buyers—perhaps young families or downsizers—who prioritize a sizable yard over a maximized interior footprint. It’s a home for someone who sees value in land and is comfortable with a property that is competitively priced within its micro-location but may not have the highest finishes on the block.
Frequently Asked Questions
1. Is the lot size a major advantage?
Yes. The land area is in the top 9% for the Dakota Crossing neighbourhood and the top 7% on Pelham Road itself. This is the home's most standout feature, offering more privacy and room for gardens, play, or expansion than most comparable properties.
2. How does the assessed value compare?
The City's assessed value of $490k is above the Winnipeg average but is actually below the average for Pelham Road. This suggests the home may be viewed as a relative value within its own desirable street, but it's wise to research why this discrepancy exists.
3. What does the "renovated basement" include?
The listing confirms the basement is renovated but does not specify the scope. A key question for a buyer would be to determine the quality of the renovation, whether it includes a proper bathroom or kitchenette, and if it has legal secondary suite potential.
4. How does the living space compare to the neighbourhood?
At 1,697 sqft, it is slightly below the average for Pelham Road (~1,730 sqft) but remains above the citywide average. It offers ample space for a typical family, though it may feel cozier than some direct neighbours.
5. What is the context of the last sale price?
The home sold for $40.5k in September 2020. This is a historical data point and not reflective of current market value. It typically indicates a prior transaction like a title transfer between family members or a corporate sale, not an arms-length market sale.