Property Summary: 232 Robindale Road

Section 1: Key Characteristics & Appeal

This property is defined by a compelling contrast. Its primary asset is an exceptionally large, flat lot of nearly 24,000 square feet in the established Roblin Park neighbourhood. This land size places it in the top 1% of all properties in Winnipeg, offering rare potential for expansion, gardening, recreation, or future subdivision (subject to municipal approval). The house itself is a modest 768 sqft, one-storey home built in 1946 with an unfinished basement and no garage. It suits a specific buyer: someone who values land over the existing structure. Its appeal lies in the opportunity to either extensively renovate and expand the current bungalow or eventually build a new, larger home on a premier lot. It’s ideal for a visionary buyer, a builder, or a family planning a multi-phase home project who can see beyond the current compact living space. The recent assessment value suggests the market recognizes the land’s premium, making it a long-term property play rather than a move-in-ready home.

Section 2: Frequently Asked Questions

1. What is the true value proposition here?
The value is almost entirely in the land. You are purchasing one of the largest residential lots in the city in a mature neighbourhood, with the house representing a functional starting point or holding structure.

2. Is the lot subdividable?
This is a critical question. While the lot size suggests potential, subdivision is subject to City of Winnipeg zoning bylaws, minimum lot frontage/size requirements, and utility access. A buyer must consult directly with the City’s planning department to investigate feasibility.

3. What are the major immediate costs?
Beyond any purchase price, buyers should budget for potential updates to the 80-year-old home’s core systems (roof, plumbing, electrical, insulation) and consider the cost of adding a garage or carport. The unfinished basement presents both a blank slate and a potential moisture-proofing project.

4. How do the rankings (e.g., "top 1% for land") work?
These rankings compare this property against all others in Winnipeg, its neighbourhood, and its street for specific metrics. For example, being in the "top 1% for land" means 99% of Winnipeg properties have a smaller lot area. Conversely, rankings for living area or age show it is smaller and older than most.

5. Why did the 2017 sale price rank so low (e.g., "top 101%")?
This anomaly occurs when a property’s recorded sale price is higher than all other comparable sales in its area at that time, placing it "above" 100% of the comparison set. It indicates the property sold for a premium in that period, which is noteworthy given the home's modest size, further highlighting the land's significant contribution to its value.