Property Summary: 4597 Roblin Boulevard
Section 1: Overview & Appeal
This property is defined by its rare combination of generous space and established character. Its key characteristic is the substantial, half-acre lot (over 23,000 sq ft), a rarity that places it in the top 1% of Winnipeg for land size. The 2,444 sq ft, two-storey home, built in 1943, offers ample living space, ranking highly within its immediate area. The home’s appeal lies in its exceptional outdoor potential and the value of the land itself, situated in the established Ridgedale neighbourhood. It features a split garage and a full, unfinished basement awaiting customization.
This home would best suit a buyer with a vision. It’s ideal for someone who values privacy and room to grow—whether for gardens, recreation, or future expansion—more than modern, turn-key finishes. The significant difference between the recent sale price and the municipal assessment suggests buyers see premium value in the lot and location. It’s a property for a patient owner who appreciates the bones of an older home and the unique opportunity such a large parcel in the city presents, likely appealing to multi-generational families, hobbyists, or those planning a long-term, custom renovation.
Section 2: Frequently Asked Questions
1. What does the "unfinished basement" entail?
It is a full basement in its original state, offering a blank canvas for development into additional living space, a workshop, or storage, subject to proper permits and renovations.
2. How does the 1943 build year affect the home?
While offering classic character and solid construction, it typically means systems (like plumbing, electrical, or insulation) may be original or dated, so a thorough inspection is essential to understand potential update costs.
3. The lot is large, but how is it shaped and positioned?
The specific dimensions and orientation aren’t listed here. A site visit or survey is needed to understand the lot's layout, sun exposure, and how the home is situated on the property, which is crucial for planning any outdoor use or additions.
4. Why is there a big gap between the assessed value and the recent sale price?
Municipal assessments for tax purposes often lag behind market values, especially for unique properties. The sale price reflects what buyers are currently willing to pay for the highly desirable combination of a massive lot in a established neighbourhood, which the assessment formula may not fully capture.
5. What is the neighbourhood (Ridgedale) like?
As an established area with homes from a similar era, it offers mature trees and a settled feel. The high rankings for lot and home size within the community indicate it's among the more spacious properties in the area.