Property Summary: 4724 Roblin Boulevard, Winnipeg
Key Characteristics & Appeal
This property is defined by its substantial, mature lot and comfortable family-sized home in the established Eric Coy neighborhood. The nearly half-acre (21,229 sqft) lot is its most significant feature, offering exceptional outdoor space and privacy that is increasingly rare, ranking in the top 1% for size across Winnipeg. The two-storey home, built in 1962, provides 1,776 sqft of living space with a finished basement, offering practical room for a growing family or those who value separate living areas. Its appeal lies in the balance of a generous, serene private oasis with the convenience of a well-located neighborhood. The home itself presents a solid foundation, suited for those comfortable with the character and maintenance considerations of an older home, with significant potential for updates or expansions to match modern tastes.
This home would best suit buyers prioritizing land and space over a turnkey modern interior. It’s ideal for families seeking room for children and pets to play, gardeners, or anyone who values a strong sense of privacy and room to breathe. It also represents a compelling opportunity for a buyer with a vision to gradually renovate or expand a home on a premier lot, where the value is anchored in the land itself.
Frequently Asked Questions
1. How does the age of the home (1962) impact ownership?
While the systems and structure of a well-maintained home from this era can be very sound, buyers should budget for potential updates to major components like roofing, windows, or the furnace due to their age. The floor plan may also reflect 1960s layouts, which some may wish to modernize.
2. What are the implications of such a large lot?
The lot offers fantastic potential for recreation, gardening, or future additions like a large deck, workshop, or even a pool. Buyers should also consider that maintenance (lawn care, landscaping) will require more time or expense than a standard city lot.
3. The assessed value seems lower than expected for a lot of this size. Why?
Municipal assessments often lag behind market values and are formula-driven, not solely based on recent sales. For unique properties like this with an exceptionally large lot, the market value is typically determined by what comparable properties with similar land sizes have recently sold for, which can be significantly higher than the assessed value.
4. What does the "split-level garage" mean?
This typically refers to a garage that is part of the home's structure but may have a slightly different floor level than the main house, often with space above or beside it. It's a common feature in homes of this vintage and provides standard vehicle storage.
5. The home ranks highly for size but lower for assessed value in the area. What does this indicate?
This pattern strongly suggests that the current value of the property is weighted more toward the land than the existing structure. It indicates a home that may benefit from modernization, where the investment in updates could be well-supported by the underlying value of the lot.