4202 Roblin Boulevard

Property Overview & Appeal

This 1977 bi-level home at 4202 Roblin Boulevard sits on a spacious 8,120 sqft lot in the Marlton neighbourhood. Its key characteristics include a fully finished basement, an attached garage, and 1,184 sqft of living space. The appeal lies in its generous, above-average lot size—ranking in the top 11% for land area across Winnipeg—offering significant outdoor potential. The home presents a grounded opportunity in a mature community, suited for buyers who prioritize land over a large interior footprint. It would particularly suit first-time buyers or downsizers looking for a manageable home with room to garden, entertain, or expand outdoors, as well as value-oriented investors attracted by the lot's inherent value and the home's functional layout. A thoughtful perspective is that while the interior size and assessed value rank around the middle of the pack locally, the standout lot size provides a less obvious form of future-proofing, whether for personal enjoyment or as a long-term asset.

Frequently Asked Questions

1. What does the ranking data actually mean?
The rankings show how this property compares to others in its immediate street, wider community, and all of Winnipeg. For example, being in the top 11% for land area in Winnipeg means the lot is larger than 89% of properties city-wide.

2. Is a bi-level layout suitable for all buyers?
Bi-levels, with their split entry, offer good separation between living and sleeping areas. They are efficient but involve stairs to the main living space. This layout suits those who appreciate defined zones but may not be ideal for those requiring single-level living.

3. How significant is the lot size here?
Very. At over 8,000 sqft, the lot is a defining feature. It offers ample space for gardening, play, or future additions like a large deck or shed—a rarity compared to many newer subdivisions.

4. The home was built in 1977. What should I consider?
While the home is nearly 50 years old, it has been maintained with a finished basement. A thorough inspection is recommended to understand the condition of major aging components like the roof, windows, and mechanical systems.

5. How does the assessed value relate to the asking price?
The municipal assessment of $338,000 is for tax purposes and provides a benchmark. The market-based asking price can be higher or lower based on current conditions, updates, and seller motivation. It's a starting point for valuation, not a definitive market price.