165 Robindale Road

Property Overview

This 1942 one-storey home in Roblin Park presents a distinct opportunity centered on its generous, mature lot. Its primary appeal lies in the rare combination of a very large, 10,842 sqft property in a well-established neighbourhood with a modestly sized, 782 sqft living space. The home suits buyers looking for a solid foundation in a prime location—whether as a long-term residence with room to grow outdoors, or as a future renovation or rebuild project where the land itself is the key asset. Its standout characteristic is the exceptional land size, which ranks in the top 5% of all properties in Winnipeg. This contrasts with the home's smaller footprint and older construction date, suggesting its greatest value is in its potential rather than its current condition. It would particularly appeal to those who prioritize outdoor space, garden potential, and location over immediate move-in luxury, or to investors and builders who see the underlying value in the lot.

Key Questions & Considerations

1. What does the ranking data actually indicate?
The rankings show a property of contrasts. While its land size is exceptional (top 5% in Winnipeg), the building itself is older and smaller than most in its immediate area. This isn't necessarily negative, but it clearly highlights that you are purchasing a premier lot with a home that may require updates or has a cozier layout.

2. Is the finished basement included in the 782 sqft living area?
Typically, the listed "居住面积" (Living Area) refers to above-grade square footage. The presence of a finished basement adds valuable additional space and functionality, but it is not reflected in the main 782 sqft figure, which is important for understanding the main-floor layout size.

3. What are the implications of a 1942 build year?
A home of this age requires a diligent inspection. While it offers charm and established neighbourhood character, prospective buyers should budget for potential updates to major systems like wiring, plumbing, and insulation to meet modern standards and efficiency.

4. There's no garage. How is parking handled?
The listing notes no garage. Buyers should verify the driveway situation (if any) and on-street parking regulations with the city to ensure it meets their needs, especially given the lot's large size which may allow for the future addition of a garage or carport.

5. The assessment is $358,000. How should I interpret this?
The assessed value is for municipal tax purposes and is a lagging indicator based on historical data. It ranks around the middle for Winnipeg. The eventual sale price will be determined by current market demand, particularly for large lots in established neighbourhoods, and may differ significantly from this assessment.