Property Overview
422 Country Club Boulevard is a well-situated, one-storey home in Winnipeg's Kirkfield neighbourhood. Built in 1962, it offers 1,151 sqft of living space on a 5,945 sqft lot, with a renovated basement and a detached garage. The home presents a solid, move-in-ready foundation with room for personal updates.
Key Characteristics & Appeal
This property’s primary appeal lies in its balance and location. It sits comfortably within the averages for its street and area for size, value, and lot dimensions, indicating it’s a typical and stable offering for Kirkfield. The renovated basement adds immediate functional living space without the need for a major project. A thoughtful perspective is that its "average" metrics are actually a strength for a certain buyer—it avoids the premium price of a top-tier lot or a fully modernized home, offering a fair entry point into a mature neighbourhood. The detached garage provides flexibility for storage, a workshop, or vehicle protection.
It would suit practical first-time buyers or downsizers looking for a manageable single-level layout in a central area. It’s also a candidate for a long-term holder who appreciates the potential to gradually increase the home’s value through cosmetic updates over time, building on its already-renovated basement.
Frequently Asked Questions
1. How does this home compare to others in the area?
The data shows this home is consistently around the average for Country Club Boulevard and Kirkfield in terms of living area, assessed value, and year built. Its lot size is slightly below the average for the broader Kirkfield area.
2. What does the "renovated basement" include?
The listing confirms the basement is renovated but does not specify the scope. This is a key detail to clarify with the listing agent regarding the finishes, permits, and whether it includes a secondary suite or additional bedrooms.
3. Is the property suitable for expanding or adding on?
With a near-6,000 sqft lot, there is likely some scope for exterior additions like a deck, garden suite, or expansion, subject to Winnipeg zoning bylaws and setback requirements. The lot size is smaller than many in Kirkfield, so feasibility should be verified.
4. What is the typical character of homes on Country Club Boulevard?
With homes built primarily in the 1960s and average lot sizes over 6,700 sqft, the street appears to be a established, quiet area with mature homes on spacious lots, making this property a slightly more compact option on the block.
5. Why is the assessed value different from the likely selling price?
The municipal assessed value ($363,000) is for tax purposes and is often calculated using mass appraisal techniques. It can be a general benchmark, but the market price is determined by current buyer demand, condition, and recent sales of comparable homes.