Property Overview: 401 Rosedale Avenue, Lord Roberts, Winnipeg
Key Characteristics & Appeal
This home presents a distinct value proposition centered on its generous lot. At over 6,200 sqft, the land size is notably larger than most properties on its street and in the wider Lord Roberts neighbourhood. This is the property's standout feature, offering significant outdoor space and potential in a central location. The house itself is a compact, character home built in 1923, with a living area below local averages. Its assessed value is consistent with area norms. This combination suits a specific buyer: someone who prioritizes land over square footage, such as a downsizer seeking private garden space, a first-time buyer comfortable with a cozy footprint who values future expansion potential, or an investor recognizing the underlying lot value. Its appeal lies in the opportunity it represents—the chance to own a sizable parcel in an established neighbourhood, where the value is anchored in the land itself, with the existing home providing a functional starting point.
Frequently Asked Questions
1. Is the house in need of major updates?
Given its age (1923) and below-average living area, buyers should budget for modernizations. While the systems may be functional, a home of this vintage typically requires updates to insulation, wiring, or plumbing to meet contemporary standards and efficiency.
2. How does the assessed value relate to the likely selling price?
The assessed value ($30.40k) is for municipal tax purposes and is not a market valuation. The last known sale was between $250k-$300k in 2020. The selling price will be determined by current market conditions, with the large lot size being a key factor.
3. What can I do with such a large lot?
The lot size offers flexibility. Uses could include creating extensive gardens, adding a sizable detached garage or workshop, or even exploring future expansion of the home (subject to zoning and permit approvals). It provides a rare sense of space and privacy for the area.
4. How does this home compare to the nearby newer builds on Beresford Avenue?
The comparison highlights different offerings. The newer builds (like those on Beresford) offer modern finishes and layouts on smaller lots. This property offers historic character and a much larger outdoor space, but in an older home requiring more upkeep or renovation.
5. What are the immediate next-door neighbours like?
The listing shows the adjacent properties at 403 and 395 Rosedale Avenue are very close (15 meters away). This is typical for the area and suggests a tightly knit streetscape. Prospective buyers are encouraged to visit the street to assess the setting and neighbourhood feel in person.