189 Robindale Road

Property Overview

This one-and-a-half storey home in Roblin Park is defined by its exceptionally large, approximately 15,800 sqft lot, placing it in the top 2% of all properties in Winnipeg for land size. Built in 1946, the 1,008 sqft house features a finished basement and a detached garage. Its appeal lies in the rare opportunity to own a substantial piece of land within the city, offering immense potential for gardening, expansion, or future redevelopment. The home itself is a modest-sized character property, likely appealing to a specific buyer: those who value land over lavish living space, such as downsizers seeking a private outdoor oasis, investors eyeing the lot's long-term value, or handy individuals looking for a home with a fantastic yard that they can personalize over time.

Key Questions & Considerations

1. What does "one-and-a-half storey" mean for this home?
Typically, this style features a main floor with principal rooms and a second floor under sloping roof lines, which may have smaller or cozier bedrooms. It's a classic design for its era, offering character but sometimes with less open space than modern layouts.

2. The lot size is a major feature. Are there any restrictions on using it?
While the potential is significant, buyers must verify zoning bylaws with the city to understand what is permissible for additions, outbuildings, or subdivision, as rules can vary even within established neighbourhoods.

3. The house is smaller and older. What should I budget for maintenance?
A home from 1946 will require a proactive maintenance approach. A thorough inspection is essential to assess the condition of major aging components like the roof, plumbing, electrical, and foundation, which should factor into your planning.

4. The assessment value is noted. How does this relate to the listing price?
The municipal assessment is for tax purposes and is not a market valuation. The listing price is set by the seller based on current market conditions, the property's unique features (like the lot), and comparable sales.

5. The rankings show the land is top-tier but the house ranks lower. How does this affect value?
This highlights the property's unique dynamic: its primary value driver is the land. The rankings suggest the house itself is functionally adequate but not a standout in terms of size or newness. The investment thesis is fundamentally about the land's scarcity and potential.