Property Overview
This 1956 home at 452 Dunrobin Avenue in Winnipeg's Rossmere-B neighborhood presents a solid, above-average offering within its immediate context. Its key appeal lies in its strong positional value—it consistently ranks above the local averages for its street and neighborhood in several key metrics. With a living area of 1,120 sqft and a notably larger-than-average lot of 6,619 sqft, it provides good space. The home's assessed value of $356k is significantly above the local averages, reflecting its perceived standing. Recent sale history shows substantial appreciation, last selling in the $400k-$450k range in mid-2022.
This property would suit practical buyers looking for a well-situated home in a mature neighborhood. It's ideal for someone who values a larger yard and a home that compares favorably to its direct neighbors in terms of size, lot, and official valuation. It may also appeal to buyers interested in a property with a clear trajectory of value increase, as evidenced by its sales history.
Frequently Asked Questions
How does this home actually compare to the houses right next to it?
The data shows it is directly competitive. Its living space, lot size, and assessed value are all above the averages for Dunrobin Avenue and the Rossmere-B area. For example, its lot is about 1,000 sqft larger than the street average, and its assessed value is over $30k higher than the neighborhood average.
The assessed value seems high for the area. What does that indicate?
An assessed value ($356k) that ranks in the top 11% of the neighborhood often reflects factors like the home's condition, improvements, or desirable attributes (like its large lot) as viewed by the assessor. It sets a formal benchmark above most comps, but the final market price is determined by buyers.
What does the sale history tell us about the property's market?
The home sold for $250k-$300k in early 2020 and then $400k-$450k in mid-2022. This indicates very strong appreciation over that two-year period, capturing a hot market phase. It suggests the property is in a location and condition that has attracted competitive bidding in the recent past.
Is the living space considered large for a home of this era?
At 1,120 sqft, it is above average for both its street and neighborhood, where averages are 1,092 sqft and 1,047 sqft, respectively. For a 1956 build, it offers a slightly more spacious footprint than many of its contemporaries in the area.
Why is the lot size highlighted as a key feature?
The lot of 6,619 sqft is a standout. It ranks in the top 14% in the neighborhood and is nearly 1,350 sqft larger than the area average. This offers significant outdoor space, potential for gardening, expansion, or simply more privacy—a valuable and less common asset in a mature suburb.