4610 Roblin Boulevard

Property Overview: 4610 Roblin Boulevard, Winnipeg

Key Characteristics & Appeal

This is a distinctive property defined by its substantial, nearly 30,000 sqft lot, placing it in the top 1% of Winnipeg for land size. The home itself is a one-and-a-half storey character home built in 1945, offering 1,328 sqft of living space with a finished basement. It features a split garage and sits on a mature, spacious parcel in the Eric Coy neighbourhood.

The primary appeal lies in its exceptional outdoor space and long-term potential. This isn't just a yard; it's a private, park-like setting rarely found in the city. The appeal is for a specific buyer: someone who values expansive land for gardens, recreation, or future projects over a large or modern house. It suits a hands-on buyer, a family seeking room to grow, or an investor who recognizes the irreplaceable value of the lot. The home offers a solid, character-filled foundation, but the true value is the opportunity—whether for immediate enjoyment of the grounds or for a future custom build. It’s a property where the land is the headline, and the house represents a functional starting point.

Frequently Asked Questions

1. What does "one-and-a-half storey" mean for this home?
Typically, this style features a main floor with principal rooms and a second floor under sloping roof lines, often creating cozy bedrooms with unique character. Given the 1945 build date, expect classic layouts and potential for updates.

2. The lot is huge. Are there any restrictions on what I can do with it?
While the land offers tremendous potential, any significant changes like additions, new structures, or subdivision would require checking with the city's zoning bylaws and planning department. The value of the lot is partly in its permitted uses.

3. How does the older construction year (1945) affect the property?
It brings character and likely solid construction, but also means prospective buyers should pay special attention to the condition of major systems (like plumbing, electrical, and the foundation) during an inspection. The maintenance history is key.

4. The assessment value is lower than one might expect for such a large lot. Why?
Municipal assessments often lag behind market values and are influenced by the size and condition of the home itself. In this case, the modest, older house likely keeps the assessment lower, but the market value will heavily reflect the premium lot size.

5. Is the finished basement considered in the listed living area?
No, the 1,328 sqft living area typically refers to above-grade space. The finished basement provides additional usable rooms but is not included in that official square footage calculation.