23 Vanscoy Road

Property Overview

This two-storey home in Roblin Park is defined by its generous scale and established setting. Its primary appeal lies in the combination of a large, 10,318 sqft lot with above-average living space (1,881 sqft), offering significant room for both indoor living and outdoor enjoyment. Built in 1971, the property presents a solid value proposition with an unfinished basement, providing a blank canvas for future expansion or customization. The home’s competitive rankings—particularly outperforming 94% of Winnipeg in lot size and 87% in living area—highlight its standout physical attributes relative to the broader market.

It would suit buyers looking for a home with inherent space and potential, rather than a turn-key renovation. The large yard is ideal for families, gardeners, or anyone seeking privacy and room to grow. The 2021 sale price, above the current assessed value, suggests a purchase in a different market climate, making the current assessment a notable point for value-focused buyers.

Key Questions & Considerations

1. What does the "unfinished basement" actually mean for me?
While it requires an investment to finish, it represents significant potential for added living space, storage, or a workshop. It’s a cost to plan for, but also a major opportunity to customize the home to your specific needs.

2. The home is 55 years old. What should I be mindful of?
A thorough inspection is essential. While the structure has proven durable, attention should be paid to the age-expected systems: roof, windows, plumbing, and electrical. The recent sale in 2021 may indicate some updates, but specifics should be verified.

3. How significant is the lot size, really?
At over 10,000 sqft, it's a substantial and increasingly rare offering in the city. This isn't just a backyard; it's a potential space for additions, recreational features, or simply enjoying a large, private outdoor area—a long-term asset.

4. The rankings show high marks for space but lower ones for the neighborhood. How do I interpret that?
The home itself is larger and sits on a bigger lot than most houses in Roblin Park and Winnipeg overall. The lower neighborhood ranking (top 73%) suggests that while this property is a standout, the immediate area may have a mix of home sizes and values. It indicates you're getting a physically superior property within a well-established, mature community.

5. Why is the current assessed value lower than the 2021 sale price?
Municipal assessments for taxes don't always mirror current market value and can lag behind rapid market shifts. The 2021 sale likely occurred near a market peak. The assessment provides a baseline, but the true market value will be determined by current conditions, making this an important point for discussion with your agent.