4416 Roblin Boulevard

Property Overview

This 1985-built, single-storey home on Roblin Boulevard offers a rare combination of space and location. Its primary appeal lies in its exceptionally large, approximately 17,000 sqft lot, which places it in the top 2% of all properties in Winnipeg for land size. The 1,749 sqft living area is also notably spacious, ranking above 80% of homes in its immediate area. While the basement is unfinished, it presents a blank canvas for future expansion. The property suits buyers seeking a generous outdoor space for gardening, recreation, or future additions in a well-established neighbourhood. It would particularly appeal to those who value lot size over a recently built home, and to families or individuals looking for a bungalow layout with significant potential to customize both the interior and the expansive grounds.

Key Questions & Considerations

1. What does the "unfinished basement" entail?
The basement is described as having the core structure but awaiting finishing. A professional inspection is recommended to confirm its condition, ceiling height, and suitability for conversion into living space.

2. How does the 1985 build year affect the home?
While not historic, a home of this age may have original major systems (like roof, windows, HVAC) that are nearing or past their typical lifespan. This should be factored into budgeting, but also means the home avoids some of the complex issues of much older properties.

3. The lot is huge. What are the implications?
Beyond privacy and space, a lot of this size means higher property taxes relative to similar-sized homes on smaller plots. It also requires more time and investment for maintenance (lawn care, landscaping) but offers unparalleled potential for additions like a large garage, workshop, or pool.

4. What do the competitive rankings actually mean?
They indicate the property's standing relative to nearby homes. For example, ranking in the top 2% in Winnipeg for lot size is a major standout feature. However, its build year is more average locally, suggesting the value is primarily in the land and living space, not the newness of the structure.

5. Is the price aligned with the assessed value?
The assessed value is a municipal figure for tax purposes. The market price can differ based on condition, updates, and market demand. The assessment here confirms the property is considered substantial, but a comparative market analysis is essential to understand its true market value.