140 Robindale Road

Property Summary: 140 Robindale Road

Section 1: Key Characteristics & Appeal

This home is a spacious 4-level split situated on a large, nearly 10,000 sqft lot in the established Roblin Park neighbourhood. Built in 1971, it offers 1,552 sqft of living space and a finished basement. Its key appeal lies in the combination of generous outdoor space and a practical, multi-level layout, which is less common than bungalows or two-storeys. The property's standout feature is its lot size, which is larger than 93% of all residential properties in Winnipeg, offering significant potential for gardening, recreation, or future expansion.

The home would suit buyers looking for an established community feel with room to grow. It’s ideal for a family that values indoor and outdoor space over a brand-new build, or for a purchaser who sees value in a solid, well-sized property where updates can be made over time to increase value. A thoughtful perspective is that while the 2020 sale price was below the current assessed value, the home’s rankings for size and lot are exceptionally strong, suggesting its underlying asset—the land—is a major driver of its worth. It’s a property for a pragmatic buyer who understands that in mature neighbourhoods, the land often holds the long-term value.

Section 2: Frequently Asked Questions

1. What are the pros and cons of a 4-level split layout?
Pros include defined separation between living and sleeping areas, often creating a sense of space larger than the square footage suggests. Cons can involve more stairs, which may not suit everyone, and a layout that feels compartmentalized compared to open-concept designs.

2. How does the large lot size impact costs and responsibilities?
While offering excellent privacy and space, a lot of this size means higher property taxes relative to smaller lots in the same area, plus more yard maintenance (or cost for landscaping services). It also represents a significant portion of the property's overall value.

3. The home was last sold in 2020. What does the price history indicate?
The 2020 sale price of $345,000 was below the current $408,000 assessment. This can reflect market appreciation, improvements made by the sellers, or a combination. It's important to have a current market evaluation to understand today's likely selling price.

4. The "rankings" show the lot size is top-tier, but the assessment value rank is lower. Why?
This is a key insight. The high ranking for lot size confirms the property has a premium, scarce asset. The lower assessment ranking suggests the improvements (the house itself) may be more modest or dated compared to others on similarly sized lots. This can represent an opportunity for the right buyer.

5. Is there a garage or potential to add one?
The listing specifies no garage. Given the vast lot size, adding a garage or a larger driveway is likely a feasible project, subject to local zoning and permit regulations. This is a major consideration for buyers needing vehicle storage.