Property Overview: 41 Bowhill Lane
This unique Roblin Park property presents a distinct opportunity in Winnipeg's market. Its primary appeal lies not in its modest 792 sqft bungalow, but in its exceptionally large, nearly half-acre lot (19,367 sqft), which is rare for the city. Built in 1946, the home features a finished basement, an in-ground pool, and a split garage. The key draw is the land itself, offering immense potential for expansion, recreation, or future redevelopment, all within a well-established neighborhood.
Key Characteristics & Ideal Buyer
The standout feature is the property's land-to-building ratio. The lot size ranks in the top 2% of all Winnipeg, offering unparalleled space and privacy for the area. This is contrasted by a smaller, older home that ranks in the bottom 10% of the city for living area. The appeal is for a specific buyer: someone who values the long-term potential of land over immediate move-in luxury. It perfectly suits a renovator or builder looking to significantly expand or eventually replace the existing structure, or an outdoor enthusiast who prioritizes vast private yard space, a pool, and room for gardens or workshops over a large interior. It's a property bought for what it could be, as much as for what it currently is.
Frequently Asked Questions
1. Given the age and size of the house, what major systems or repairs should I budget for first?
As a home from 1946, a pre-purchase inspection is crucial. Priority should be given to the roof, foundation, plumbing, and electrical systems to assess their condition and modern compliance. The pool will also require a dedicated inspection for its equipment and structure.
2. How does the pool impact insurance and ongoing maintenance costs?
An in-ground pool typically increases annual insurance premiums and requires a consistent budget for seasonal opening/closing, chemicals, water, and potential repairs. It's a desirable amenity but a committed expense.
3. What are the zoning regulations, and what are the possibilities for expanding or rebuilding?
This is a critical question. A buyer should consult directly with the city to understand the specific zoning (R1, R2, etc.), which will dictate permissible lot coverage, building setbacks, height restrictions, and the feasibility of adding a second story or a new structure.
4. The lot is large, but how is it shaped and is any part of it unusable?
Reviewing the survey and visiting the property is essential to understand the lot's practical layout. Check for easements, the presence of mature trees with protection status, or any odd configurations that might affect building plans or yard usage.
5. The property ranks highly for land value but lower for the building. How does this affect property taxes?
The assessed value ($429,000) reflects both the high-value land and the lower-value improvement (the house). Taxes are based on this total. Any significant renovation or rebuild will increase the improvement value and, consequently, future property taxes.