28 Vanscoy Road

Property Overview

This 1953 one-storey home in Roblin Park presents a classic Winnipeg opportunity centered on land and potential. Its primary appeal lies in its generous 10,282 sqft lot, a significant asset that ranks within the top 6% of all properties in Winnipeg for size. The house itself is modest at 686 sqft with an unfinished basement, positioning it as a true fixer-upper or a candidate for future expansion. The property suits two distinct types of buyers: first, the hands-on individual or family looking for an affordable entry into a well-established neighborhood with the vision to renovate or rebuild over time; and second, the investor or builder who recognizes the inherent value in the large, developable lot. Its charm is not in its current condition but in its foundational assets—a huge piece of land in a mature community with a separate garage.

Key Questions for Consideration

1. What does the lot size actually allow for? Beyond the impressive square footage, a potential buyer should investigate the zoning bylaws to understand what is permissible (e.g., additions, garden suites, or future subdivision) to fully capitalize on this key asset.
2. How does the "value" break down between land and structure? With an assessed value of $330,000, a significant portion is tied to the land. This is crucial for understanding renovation budgets, as over-improving the existing small home may not yield a proportional return.
3. What are the less obvious costs of a large, mature lot? While spacious, a 73-year-old property on a large lot may come with older trees requiring maintenance, potential for outdated underground services, and higher seasonal upkeep costs for landscaping and snow clearing.
4. Why is the living area ranking so low, and what does that mean? The home's footprint ranks in the bottom 4% city-wide, highlighting its compact size. This underscores that the property is primarily purchased for the land, with the existing house serving as a functional starting point.
5. Is the unfinished basement a drawback or a blank slate? While it lacks finished living space, the basement presents a clear opportunity for adding square footage and value, subject to moisture checks and feasibility for conversion.