Property Overview: 523 Rosedale Avenue, Lord Roberts, Winnipeg
Key Characteristics & Appeal
This 1911 home on Rosedale Avenue presents a balanced offering in the established Lord Roberts neighbourhood. With 1,235 sqft of living space and a notably generous 5,001 sqft lot, the property sits above average for both lot size and living area within its immediate area and the broader neighbourhood. This combination suggests potential for outdoor space and possible expansion, which is a relative rarity for homes of this era. The assessed value is modest compared to the city-wide average, indicating a potentially accessible entry point into a mature community.
The appeal lies in its positioning as a solid, character home on a desirable lot. It suits practical buyers who value space over newness—specifically, those looking for a home with "good bones" in a central location, who may be willing to undertake updates to a 115-year-old structure. It’s a property for someone who sees the value in the land and the neighbourhood’s stability, rather than in modern finishes or a turn-key condition. A thoughtful perspective is that its average rankings on the street for key metrics suggest it is a typical, no-surprises home for the block, offering community consistency rather than standing out as an outlier.
Frequently Asked Questions
1. What does the sold price history indicate?
The home sold between $300,000 and $350,000 in 2023. This range places it in the top 24% for sale prices in the Lord Roberts neighbourhood at that time, suggesting strong buyer interest for well-positioned properties in the area.
2. How does the lot size compare practically?
At 5,001 sqft, the lot is significantly larger than the average for both the street (4,123 sqft) and the Lord Roberts neighbourhood (3,482 sqft). This provides more private outdoor space than many neighbouring properties and could be a key asset for gardening, recreation, or future additions.
3. Is the assessed value a reliable indicator of market price?
Not directly. The assessed value of $27,300 is for municipal tax purposes and is consistently below average city-wide. The recent sold price is a much more accurate reflection of its market value, which is influenced by lot size, location, and housing demand.
4. What should I consider about the age of the home?
Built in 1911, the home is older than most in Winnipeg. While it offers classic character, it necessitates a thorough inspection for foundational integrity, wiring, plumbing, and insulation. Its age is typical for the Lord Roberts area, so finding contractors familiar with heritage-home updates may be easier here than in other parts of the city.
5. Who are the most relevant comparable properties?
The most useful comparisons are recent sales on the same street or in the immediate Lord Roberts area, such as the nearby references on Beresford and Rathgar Avenues. These account for the shared neighbourhood amenities, lot values, and the premium for location that city-wide comparisons can miss.