Property Overview: 4630 Roblin Boulevard
Section 1: Key Characteristics & Appeal
This well-established two-storey home in Winnipeg’s Eric Coy neighbourhood sits on a generous, mature lot of over 12,000 square feet—a significant and increasingly rare feature that provides ample space for gardening, recreation, and privacy. Built in 1978, the 1,887 sqft home includes a finished basement and an attached garage. Its standout characteristic is its exceptional balance of space and value: the living area ranks within the top 12% of all Winnipeg homes, while the property itself is in the top 3% for lot size, offering a suburban feel within the city.
The appeal lies in this substantial land parcel combined with a practical, family-sized home. It suits buyers looking for a long-term family home where the land itself represents a core asset—ideal for those who value outdoor space over a brand-new build. It would also resonate with value-conscious buyers seeking a property with "good bones" and the potential to customize over time, in a location that outperforms most of the market in terms of sheer property size.
Section 2: Frequently Asked Questions
1. How does the age of the home (built 1978) factor into its value?
While not a new build, the home’s age is reflected in its accessible price point. The data shows it ranks as newer than 73% of homes in its own community, suggesting it is among the more contemporary properties in the area. The value is primarily in the land and living space, with the understanding that some systems may be due for updates or preventative maintenance.
2. What do the ranking percentages actually mean for a buyer?
They provide a quick, data-driven snapshot of how this property compares to others. For instance, ranking in the top 3% in Winnipeg for lot size is a major differentiator. Conversely, its middling rank for assessed value within the neighbourhood suggests it may be perceived as fairly priced or even undervalued relative to its immediate peers.
3. The last sale was in 2017 for $390,000; is the current assessed value of $457,000 realistic?
The assessed value is an estimate for municipal tax purposes, not a market sale price. However, the increase since 2017 reflects broader market trends. Its assessment now ranks higher than 76% of Winnipeg homes, indicating official recognition of its increased value, though the final sale price will be determined by the current market.
4. Is the finished basement included in the listed 1,887 sqft living area?
Typically, municipal living area (sqft) calculations in Winnipeg do not include below-grade spaces, even if finished. The 1,887 sqft likely refers to above-ground living space only. The finished basement is a valuable additional bonus space for recreation or utilities.
5. Who would this property not suit as well?
It may not suit buyers seeking a modern, low-maintenance "turn-key" home, as a property of this age and lot size will require ongoing upkeep. It’s also less ideal for those who prioritize a brand-new interior or who have no use for a large yard, as a significant portion of the value is tied to the land itself.