Property Overview: 4226 Batchelor Avenue

Key Characteristics & Appeal

This is a well-maintained bi-level home built in 1968, situated on a generous 6,066 sqft lot in the Marlton area. Its key features include a finished basement and an attached garage. With 875 sqft of living space, the home offers a practical, single-level main floor layout common to the bi-level style, which often provides good separation between living and sleeping areas.

The appeal lies in its established neighbourhood setting and its solid positional value. The property ranks notably well for its lot size, surpassing 71% of all Winnipeg homes, offering ample outdoor space relative to many modern lots. It suits first-time buyers or downsizers looking for a manageable home with a sizable yard, without the maintenance of a larger property. It would also appeal to value-oriented buyers who prioritize land size and a finished basement for extra living space over having a newer or larger house. A thoughtful perspective is that this home represents a balance—it’s not the newest or largest on paper, but its above-average lot size and finished basement provide a foundation for comfortable living and future value in a mature community.

Frequently Asked Questions

1. What is a bi-level layout, and what are its pros and cons?
A bi-level home features a short staircase leading to the main living area (typically kitchen, living room, dining) and another leading down to a lower level that often contains bedrooms, family space, and the basement. Pros include good separation of spaces and often generous ceiling heights in the lower level. A potential con is the split-entry staircase, which may not suit those with mobility concerns.

2. How does the 58-year age of the home factor into a purchase decision?
Homes from this era are typically built with sturdy materials but will have components, like the roof, windows, and major systems (plumbing, electrical, furnace), that are at or beyond their typical lifespan. A thorough inspection is crucial to understand the condition and any upcoming capital expenses, which can be balanced against the home's generally lower purchase price point.

3. The living area is listed at 875 sqft. Does this include the finished basement?
Typically, official living area (sqft) in listings refers to above-grade, finished space. The finished basement adds significant usable square footage but is usually not included in that official figure. It effectively increases the total functional space of the home.

4. The lot size ranking is very strong. Why is that important?
A large lot in an established neighbourhood is a finite asset. It provides more private outdoor space, potential for gardening, expansion (subject to zoning), and often better light and spacing from neighbours. It’s a key factor that can contribute to long-term property value.

5. What is the significance of the assessment value versus the listing price?
The assessed value ($403,000) is for municipal tax purposes and is based on a mass appraisal system. It is a data point but does not dictate market value. The listing price is set by the seller based on current market conditions, comparable sales, and the home's specific features. Buyers should rely on a comparative market analysis from their agent to determine a fair offer price.