4554 Roblin Boulevard

Property Overview: 4554 Roblin Boulevard

Key Characteristics & Appeal

This is a well-established, single-family home in the Marlton area of Winnipeg, built in 1978. It sits on a generous 7,744 sqft lot, which is notably larger than many in the city, offering ample outdoor space. The home itself is a one-storey bungalow with 1,332 sqft of living space and features a finished basement and an attached garage.

Its primary appeal lies in its space and established neighbourhood feel. The large lot is a significant asset, providing room for gardening, recreation, or future expansion. The home’s rankings against local data reveal a compelling balance: while it is average in size and age for its immediate street, it excels in its lot size and sits on a property that ranks in the top 12% for land area across all of Winnipeg. This suggests a property that offers more privacy and yard space than the typical city home. The 2021 sale price slightly above the current assessed value indicates a stable market perception.

This property would suit a buyer looking for a solid, no-frills family home in a mature neighbourhood, who values a large yard over a newly built structure. It’s ideal for those wanting room to grow outdoors, for downsizers seeking single-level living with extra space, or for value-oriented buyers who see potential in the existing footprint and substantial lot.

Frequently Asked Questions

1. What does the "ranking" data actually mean?
The rankings compare this property to others on its street, in the Marlton community, and across Winnipeg. For example, its lot size ranks in the top 12% city-wide, meaning it's larger than 88% of Winnipeg properties. This objective data helps gauge how its key features stack up against the competition.

2. Is the finished basement included in the 1,332 sqft living area?
Typically, the listed "living area" (1,332 sqft) refers to above-grade square footage. The finished basement is an additional space, adding functional rooms without increasing the official living area calculation.

3. How does the 1978 build year affect the home?
A home of this age is likely to have mature landscaping and established infrastructure. Buyers should budget for updates to major systems (like roof, windows, HVAC) that may be nearing the end of their service life, while also appreciating the character and sturdy construction of the era.

4. The lot is large, but how is it shaped and positioned?
The total square footage is provided, but viewing the map or street view is essential to understand the lot's layout—whether it's deep, wide, or irregular—and its orientation for sun exposure and privacy.

5. Why is the current assessed value lower than the 2021 sale price?
Municipal assessments for tax purposes often lag behind the current market and use mass appraisal techniques. The 2021 sale is a concrete market transaction, while the assessment is an estimate. The gap between them can sometimes indicate a potential opportunity, but should be verified with a current market evaluation.