Property Overview: 57 Robindale Road
This two-storey home in Roblin Park offers a blend of space, established character, and a highly desirable location. Built in 1994, it sits on a large, approximately 15,724 sqft lot, providing ample outdoor space that is increasingly rare. With 1,908 sqft of living space and a finished basement, the home is well-sized for family living. Its standout appeal lies in its exceptional rankings within the broader Winnipeg market: it sits in the top 2% for lot size, the top 12% for living area, and the top 7% for assessed value, indicating a property that outperforms most in the city. The appeal is further bolstered by its position in a mature, sought-after neighbourhood.
This home would suit buyers looking for a move-in ready family home in a prime, established area, who value generous outdoor space over a brand-new build. It’s ideal for those who appreciate a property with strong, data-backed market standing in both its immediate community and the city at large.
Key Questions for Consideration
1. What does the high assessed value ranking actually mean?
The home's assessed value is in the top 7% for Winnipeg, which typically reflects the city's opinion of its combined attributes—lot size, location, and improvements. It suggests a premium property for the market, but the final sale price will be determined by current buyer demand.
2. How might the 32-year-old age of the home factor in?
While the home ranks as newer than 77% of Winnipeg houses, being three decades old means major components like the roof, windows, and HVAC system may be nearing or have reached their typical lifespan. A pre-purchase inspection is highly advisable to understand the condition and timing of any future updates.
3. The lot is exceptionally large. What are the pros and cons?
The pro is significant private outdoor space with room for gardens, play, or expansion. The con is the corresponding maintenance—lawn care, landscaping, and snow removal—which requires more time, equipment, or cost to outsource.
4. The home ranks highly in its neighbourhood, but what about the neighbourhood itself?
Roblin Park is a mature, well-regarded community. Prospective buyers should research what matters to them, such as school catchments, traffic patterns on surrounding arteries, and proximity to amenities like parks, shopping, and the Assiniboine River trails to ensure the location fits their lifestyle.
5. The basement is finished. What should I ask about it?
It's important to clarify the quality and extent of the finish (e.g., ceiling height, egress windows, type of flooring) and its primary use (recreational space, additional bedrooms?). Also, inquire about the basement's history regarding moisture or flooding, given Winnipeg's climate.