87 Robindale Road

Property Overview

This 1962 bi-level home at 87 Robindale Road sits on an exceptionally large, mature lot in Roblin Park. Its primary appeal lies in the rare combination of generous indoor and outdoor space. With nearly 2,000 sqft of finished living area and a lot size over 16,500 sqft, it offers room to grow and a high degree of privacy that is increasingly hard to find within the city. The home's rankings indicate its standout features: its living space is larger than 90% of Winnipeg homes, and the lot size is in the top 2% citywide. While the building itself is of average age for the area, the value proposition is clearly land-centric. This property would suit buyers prioritizing yard space for children, gardening, or future expansion over a brand-new build. It's also a strong match for those who value established, quiet neighborhoods and are comfortable with the character and potential updates a home from the 1960s may require.

Key Details & Questions

Q: What does the "bi-level" design mean for daily living?
A: A bi-level typically has a short flight of stairs up to the main living areas and a short flight down to a lower level. This often creates a clear separation between living/sleeping zones and can make the finished basement feel more integrated into the home's daily flow than a standard single-story layout.

Q: The lot is huge. Are there any restrictions on what I can do with it?
A: You should always verify with the city for zoning bylaws, but a lot of this size in an established neighborhood often presents opportunities not found on standard parcels, such as adding a substantial garage, workshop, or even exploring subdivision potential, subject to all necessary approvals.

Q: How does the age of the home (1962) impact things?
A: While the structure is solidly built, prospective buyers should budget for updates to major aging components like the roof, windows, or plumbing. A thorough inspection is essential. The upside is that homes from this era are often simpler in layout and construction, making renovations more straightforward.

Q: There's no garage. How feasible is it to add one?
A: With the vast lot size, adding a garage or carport is likely very feasible from a space perspective. The main considerations would be the budget for construction, adhering to setback requirements, and choosing a location that preserves the desirable openness of the yard.

Q: The assessment is noted, but what does that mean for the likely selling price?
A: The municipal assessment is for tax purposes and is one data point. Given the property's standout land value and spacious interior, market conditions for unique, large-lot properties will be a stronger price driver. It's wise to compare recent sales of similar "land-value" homes in desirable mature neighborhoods.