Property Summary: 22 Vanscoy Road
Section 1: Key Characteristics & Appeal
This is a classic 1974 one-storey bungalow in Roblin Park, sitting on a notably large, quiet lot of over 10,000 square feet. Its primary appeal lies in this generous, private outdoor space, offering significant potential for gardening, recreation, or future expansion. The home itself, with 1,306 sqft of living space and an unfinished basement, presents a solid, functional layout typical of its era. It suits two main types of buyers: first, those looking for a long-term family home who value space over immediate luxury and see the unfinished basement and large yard as a canvas for future projects. Second, it appeals to value-conscious buyers seeking a home in a well-established neighbourhood without the premium of a fully renovated property, understanding that updates can be made over time. A less obvious perspective is its strong city-wide ranking for lot size (top 5%), which is a finite commodity; this positions the property as much as a land investment as a home purchase, especially in a mature neighbourhood where such large parcels are rare.
Section 2: Frequently Asked Questions
1. What is the true value of the large lot size?
Beyond privacy and space, a lot of this size (10,458 sqft) is uncommon in the city and offers flexibility. It could accommodate additions like a large garage, workshop, or even a future secondary suite (subject to zoning and permits), which adds long-term value not fully captured in the current assessment.
2. How should I interpret the "unfinished basement"?
This is a significant opportunity. While it requires investment to finish, it offers the chance to add substantial living space (like a family room, extra bedrooms, or a rental unit) exactly to your specifications, without the cost or hassle of altering an existing, dated layout.
3. The home ranks lower within its own street and community for size and value. Is this a concern?
Not necessarily. This often reflects the mix of housing in Roblin Park, which includes larger, more recently updated homes. It highlights that this property is a more entry-level option within a desirable area, offering access to the neighbourhood at a relatively accessible point.
4. What does the "top 5% in Winnipeg" ranking for lot size actually mean?
It means this property's land area is larger than 95% of all residential lots in the city. This is its most competitive, standout feature and is a key driver of its appeal and long-term value proposition.
5. Is the 1974 build year a drawback?
It indicates that major components (roof, windows, HVAC, plumbing) are likely at or beyond their typical lifespan. A thorough inspection is crucial. However, homes from this period are often built with straightforward, robust construction, making renovations and repairs more predictable than in older, character homes.