Property Overview: 332 Laxdal Road, Varsity View, Winnipeg
Section 1: Key Characteristics & Appeal
This is a classic, well-situated one-storey home built in 1952. Its primary appeal lies in its exceptionally large, private lot of over 14,650 square feet—a rarity within the established Varsity View neighborhood. This lot size ranks in the top 2% of all properties in Winnipeg, offering immense potential for gardening, expansion, or simply enjoying generous outdoor space. The home itself, at 1,200 sqft, provides comfortable living space and is complemented by a split garage.
The property suits two main types of buyers. First, it’s ideal for a renovator or builder seeking a prime location with a massive canvas; the lot represents the true value here, offering a chance to create a custom dream home in a mature area. Second, it appeals to a buyer looking for a solid, single-level home with unparalleled outdoor privacy for the neighborhood, willing to update the interior over time. A thoughtful perspective is that while the house is older, its recent sale in early 2023 suggests it is a functional, liveable property, not a derelict structure, making it a more secure foundation for gradual improvement.
Section 2: Frequently Asked Questions
1. What is the condition of the home given its age?
The home was last sold in February 2023, indicating it is habitable and likely has seen some updates. However, as a 1952 build, prospective buyers should budget for modernizing key systems like plumbing, electrical, and insulation, and plan for a thorough inspection.
2. Why is the assessed value lower than the last sale price?
The 2023 sale price of $315,000 was likely influenced by market conditions and buyer competition at that time. The current assessed value of $287,000 is a municipal valuation for tax purposes, which often lags behind real-time market fluctuations and may not fully capture the premium value of the extraordinary lot size.
3. Can the house be expanded or rebuilt on this lot?
Given the vast lot size, there is significant potential for a substantial addition or even a new build, subject to City of Winnipeg zoning bylaws, permits, and any potential heritage or neighborhood design guidelines. The lot is its most compelling feature for such projects.
4. Is the neighborhood suitable for families?
Varsity View is a highly desirable, central neighborhood known for its proximity to the University of Manitoba, strong schools, and mature tree-lined streets. The specific location on a large, quiet lot enhances its family appeal through privacy and space.
5. What are the ongoing costs like?
Property taxes will be based on the assessed value. Utilities for a one-storey home of this age and size on a large lot may be higher, especially heating costs, until energy efficiency upgrades are made. The large lot also means more yard maintenance.