227 Robindale Road

Property Overview

This 1,638 sqft one-and-a-half storey home, built in 1946, sits on an exceptionally large, 11,417 sqft lot in Roblin Park. Its key appeal lies in the rare combination of a generous, mature property in a well-established neighbourhood with a home that offers solid space and a finished basement. The data suggests a property of contrasts: while the house itself is older and the assessed value is moderate for the area, it boasts a lot size that ranks in the top 4% of all Winnipeg and living space that ranks above average across the city, neighbourhood, and street.

It would particularly suit buyers who prioritize land and outdoor potential over a modern build, and who are prepared for the character and maintenance considerations of an 80-year-old home. It’s a fit for someone looking for a established community feel with room to garden, play, or potentially expand, rather than a turn-key contemporary property.

Key Details & Questions

What are the less obvious advantages of this property?
Beyond the clear benefit of a huge lot, its above-average living space ranking across all categories indicates a home that is genuinely spacious compared to its peers. The "one-and-a-half storey" design often provides interesting architectural character and room layouts not found in newer builds. The high city-wide land ranking means this is a scarce commodity, often holding long-term value.

What should I be mindful of given its age?
Built in 1946, prospective buyers should budget for and investigate the condition of major aging components. This includes the roof, plumbing, electrical systems, and the foundation. A thorough home inspection is essential. The style of the finished basement and any updates should be reviewed for quality and compliance with current standards.

How should I interpret the various ranking percentages?
They show how this property compares to others nearby. For example, its lot size is in the top 4% in Winnipeg (exceptional), but its assessed value is only in the top 38% (more moderate). This can signal a property where the land value is a significant driver. The lower rankings for building age confirm it is an older home even for its mature neighbourhood.

Is the split garage a drawback?
A split garage (typically two separate single bays) offers less convenient, enclosed storage space than a modern double garage. It may limit parking for wider vehicles or workshop space. However, for many, it provides adequate covered parking and can be a characteristic feature of homes from this era.

What does the assessment value tell me about the listing price?
The municipal assessment of $388,000 is a benchmark for property taxes, not a market valuation. The eventual sale price will be determined by current market conditions, the home's specific state, and the high desirability of its large lot. It is common for well-situated properties to sell above their assessed value.