4105 Roblin Boulevard

Property Overview: 4105 Roblin Boulevard

This 3-level split home in Ridgedale presents a unique blend of space, established charm, and recreational potential. Built in 1961, it sits on a large, approximately 11,625 sqft lot, offering more privacy and yard space than most properties in Winnipeg. The home features 1,276 sqft of living space, a finished basement, an attached garage, and a notable private swimming pool. Its appeal lies in being a substantial, turn-key family home in a mature neighbourhood, perfect for those seeking room to grow and entertain without moving to the outskirts. The data suggests it's a competitively sized property within its immediate area but stands out significantly for its large lot size city-wide.

It would suit buyers looking for a established character home with ample outdoor space for gardening, play, or summer gatherings by the pool. It's ideal for a family that values room over brand-new finishes and appreciates the stability of a long-standing neighbourhood. A less obvious perspective is that a property of this vintage and lot size also represents a canvas for future updates or expansions, appealing to those with a vision to gradually customize their space.

Key Questions for Consideration

1. What is the true value of the lot size and ranking?
The property's lot is in the top 4% for size in Winnipeg, which is a major asset. This not only provides immediate outdoor enjoyment but can also contribute to long-term property value and potential redevelopment options, subject to local zoning.

2. How might the age of the home (65 years) impact a buyer?
While the home has been maintained, its age means crucial systems like plumbing, electrical, and the roof should be carefully inspected. The pool's equipment and structure also require thorough evaluation. This is a home for buyers comfortable with the upkeep of a mature property.

3. What does the "finished basement" entail?
The term "finished" can vary. It's important to clarify the quality, ceiling height, moisture control, and permitted use of this space to understand its true value as living area or for storage.

4. Are there significant costs associated with the swimming pool?
Beyond routine maintenance, buyers should budget for seasonal opening/closing, increased insurance, utility costs for heating and filtration, and eventual liner or equipment replacements. The pool is a luxury feature that requires an ongoing commitment.

5. How do the assessment value and rankings guide an offer price?
The city assessment is a tax valuation tool, not a market price. The rankings show the home is above average in size and value for the city but more average within its own street and community. This suggests its premium is tied to the large lot and pool, which should be reflected in a comparative market analysis with similar properties.