86 Robindale Road

Property Overview: 86 Robindale Road

This well-established Roblin Park home presents a compelling opportunity for buyers seeking space, privacy, and value in a mature neighbourhood. Built in 1969, this one-storey bungalow sits on a large, approximately 12,451 sqft lot, offering a rare sense of openness within the city. With 1,473 sqft of living space and a finished basement, the home provides practical, single-level living with room to grow. Its key appeal lies in the combination of a prime lot size that ranks in the top 3% city-wide, solid overall value ranking above 77% of Winnipeg homes, and the quiet, tree-lined setting of Roblin Park.

The property would particularly suit first-time buyers or downsizers looking for a manageable bungalow layout without sacrificing yard space, or value-focused buyers who see potential in the land and the solid structure. A thoughtful perspective is that while the home itself is of average size for the area, the lot is a significant asset, offering future possibilities for expansion, gardening, or simply enjoying generous outdoor privacy that is increasingly hard to find. It’s a property where the land may hold as much value as the dwelling.

Frequently Asked Questions

1. How does the age of the home (1969) affect its condition and potential costs?
As a home from the late 1960s, buyers should budget for updates to major aging components like the roof, windows, or original plumbing and electrical systems. A thorough inspection is essential to prioritize any necessary repairs or modernizations.

2. What are the advantages and considerations of a "split" or detached garage?
A detached garage offers flexibility for use as a workshop or studio with less noise or fumes entering the main house. The main consideration is the convenience of accessing your vehicle in Winnipeg winters, requiring a walk across the driveway.

3. The lot is exceptionally large. Are there any restrictions on how it can be used?
While the large lot is a major feature, any significant changes like adding an accessory building, a pool, or subdividing the land would require checking with the City of Winnipeg’s zoning bylaws and planning department for permits and restrictions.

4. The home ranks highly for lot size but moderately for living area. What does this mean?
This indicates you are purchasing a property where the land itself is a premium asset. The living space is functional and average for the neighbourhood, but the true standout feature is the expansive, private outdoor space, which is a permanent and scarce commodity.

5. How does the finished basement add to the living space?
The finished basement effectively increases the usable square footage, providing valuable space for a recreation room, home office, or additional bedrooms. It’s important to confirm the quality of the finish, ceiling height, and ensure it includes proper egress windows for safety and legality.