4460 Roblin Boulevard

Property Summary: 4460 Roblin Boulevard, Winnipeg

Key Characteristics & Appeal

This is a classic, single-storey family home in the Marlton area, built in 1974. Its defining characteristic is an exceptionally large, half-acre lot (approximately 22,955 sqft), which places it in the top 1% of properties in Winnipeg for land size. The home itself offers generous living space (2,227 sqft), ranking within the top 10% of its local area. It features an attached garage and an unfinished basement, presenting a blank canvas for future expansion. The property’s overall assessed value ranks highly within its community and across the city.

The primary appeal lies in its rare land footprint, offering unparalleled privacy, space for gardens, recreation, or future additions in a mature, established neighbourhood. It suits buyers looking for a long-term family home with room to grow, as well as those with a vision to customize or expand. It’s ideal for someone who values outdoor space over a brand-new build, understanding that a home from the 1970s may require updates. A thoughtful perspective is that this property represents a "land-value opportunity" in a city where lots of this size are increasingly scarce; the house itself can be adapted over time, but the land is a permanent and significant asset.

Frequently Asked Questions

1. What does the "unfinished basement" entail?
It is a full basement with rough-in plumbing and electrical, awaiting drywall, flooring, and finishing. This allows a new owner to customize the space to their needs, whether for a rec room, additional bedrooms, or a suite, subject to permits.

2. The house was built in 1974. What should I consider?
While the structure is solid and the living space is generous, systems like the roof, windows, plumbing, and electrical may be at or beyond their typical lifespan. A thorough inspection is crucial to budget for potential updates or replacements.

3. How does the large lot impact maintenance and costs?
The half-acre lot provides great space but requires more time and investment for lawn care, landscaping, and snow clearing. Property taxes may also reflect the high land value. It’s a trade-off for the privacy and potential it offers.

4. The home ranks highly for size but lower for age on its street. What does this mean?
This indicates that while the house is larger than most in the area, the street likely has a mix of older original homes and some newer builds or major renovations. It suggests a neighbourhood in transition, which can be an opportunity.

5. Is the assessed value a reliable indicator of the selling price?
The assessment is for municipal tax purposes and is a snapshot from a prior date. While it shows the property is valued highly relative to others, the final sale price will be determined by current market conditions, the home’s specific state, and buyer demand for a lot of this rarity.