Property Overview

This single-storey home at 476 Golf Boulevard in Winnipeg's Kirkfield neighbourhood presents a practical and value-conscious opportunity. Its key appeal lies in a well-proportioned package that balances space, location, and recent updates. The 1,073 sqft living area is very typical for the street and area, providing comfortable room for daily life. A significant feature is the renovated basement, which adds functional living space and modern appeal without the need for immediate investment. The home is notably newer than many in its immediate vicinity, built in 1976 compared to area averages from the 1950s and 60s, suggesting potentially fewer concerns with aging core components.

The property suits first-time homebuyers seeking a move-in-ready foundation, downsizers looking for manageable single-level living with extra basement space, or value-focused investors. Its assessed value ranks above average for the street, indicating solid perceived worth relative to nearby homes. While the lot is modest for the area at just under 6,000 sqft, this translates to less exterior maintenance. The lack of a garage is a consideration for parking and storage needs. Overall, it’s a home that offers modernized essentials in a mature neighbourhood, prioritizing interior updates and efficiency over expansive land or premium amenities.

Frequently Asked Questions

1. What does "renovated basement" typically include?
While exact finishes aren't specified, a listing noting a renovated basement generally means the space has been updated to a liveable standard, likely including finished walls, flooring, and ceilings. It’s advisable to confirm the scope, permits, and whether it includes a bathroom or kitchenette.

2. How does the lack of a garage affect property value and daily life?
The absence of a garage is a trade-off reflected in the price, making the home more accessible. Buyers should plan for street parking and consider alternative storage solutions. In mature neighbourhoods, this is not uncommon and can be an acceptable compromise for the right buyer.

3. The home is newer than many on the street. What are the advantages?
A 1976 build date is more recent than the neighbourhood average, which often means updated electrical wiring (potentially including aluminum), plumbing, and insulation standards compared to mid-century homes. This can reduce the likelihood of major system overhauls in the near term.

4. The lot is noted as smaller than area averages. What is the practical impact?
The lot is approximately 5,935 sqft. This means a smaller yard to maintain, which can be a benefit for those seeking low upkeep. However, it also means less private outdoor space and potentially closer proximity to neighbours compared to other homes in Kirkfield.

5. The assessed value is higher than the street average but the last sold price seems low. Why?
The assessed value ($33.6k) is for municipal tax purposes and is not a market valuation. The sold price history from 2019 (in the $23.5k-$26.5k range) is several years old and reflects the market at that time. Current market value would be determined by recent comparable sales, condition, and today's market dynamics.