Property Overview: 4718 Roblin Boulevard, Winnipeg
Section 1: Key Characteristics & Appeal
This one-storey home on Roblin Boulevard presents a distinct profile. Its primary appeal lies in offering above-average living space (1,997 sq. ft.) within a solid, mid-century 1952 build, situated on a generous city-sized lot. The data reveals a compelling contrast: while the home's living area ranks in the top 22% locally, its assessed value is notably lower than most peers. This suggests a property where the value may be found in the existing footprint and land, rather than in recent high-end finishes or updates.
The detached garage and sizable lot (over 11,000 sq. ft.) are practical assets, offering room for gardening, expansion, or outdoor living—a relative rarity citywide where this lot size ranks in the elite top 4%. This home would likely suit a buyer looking for a project or a blank canvas—someone who values space and location over move-in-ready perfection. It’s a practical choice for a handyperson, an investor seeing land value, or a family planning gradual renovations to modernize the interior while enjoying ample room from day one.
Section 2: Frequently Asked Questions
1. Why is the assessed value significantly lower than the recent sale price?
The home sold for $452,500 in late 2024, but its 2024 assessed value is $260,000. This gap is common when a property sells for a price the market supports, while the assessed value—used for calculating property taxes—is based on a municipal evaluation that may lag behind current market trends and specific conditions of the sale.
2. What does the "below average" ranking for assessed value actually mean?
This statistical ranking means that, compared to similar homes on Roblin Boulevard and in the Eric Coy area, this home’s official assessed value is in the lower percentile. It doesn’t necessarily reflect market sale price, but it can indicate that the municipality has assigned it a lower value for tax purposes relative to its peers, which could be a positive for ongoing property tax costs.
3. Is the larger living area due to a developed basement?
No. The listing specifies the home has "BasementNo," meaning the 1,997 sq. ft. of living area is all on the main floor. This is a true one-storey bungalow layout, which is a key feature for those seeking single-level living or ease of access.
4. How does the lot size compare to a typical Winnipeg property?
The lot is a standout feature. At 11,293 sq. ft., it is around average for the Roblin Boulevard and Eric Coy areas, but citywide it ranks in the top 4%. This means it offers substantially more outdoor space than the typical Winnipeg home, where the average lot is closer to 6,570 sq. ft.
5. Given its age, what should a buyer prioritize in an inspection?
Built in 1952, a thorough inspection of core systems is essential. Focus should be on the foundation, roof, plumbing, electrical wiring (ensuring it's been updated from original), and insulation. The age also presents an opportunity to check for original hardwood floors or other period features that might be preserved under existing coverings.