94 Robindale Road

Property Overview

94 Robindale Road is a classic one-and-a-half storey home in Winnipeg's Roblin Park neighbourhood, built in 1946. Its primary appeal lies in its exceptionally large, 11,117 sqft lot, which places it in the top 4% of all properties in Winnipeg for land size. This offers rare potential for expansion, gardening, or outdoor living within the city. The house itself, with 1,138 sqft of living space and an unfinished basement, presents a solid foundation for customization. Its current assessed value is positioned in the middle of the market, suggesting room for value growth through updates.

This property is best suited for a specific buyer: someone who prioritizes land over a move-in-ready home. It’s an ideal project for a hands-on individual, a family looking to shape a home to their own tastes over time, or an investor who sees the underlying value in the lot itself. The charm here isn't in pristine finishes, but in the tangible potential of the generous grounds and the character of a well-located post-war home.

Key Considerations & FAQs

1. What does the "one-and-a-half storey" design mean?
   Typically, this style features a main floor with principal rooms and a second floor under sloped rooflines, often creating cozy bedrooms with character. It's a practical, classic Winnipeg design.

2. The lot is huge. Are there any restrictions on what I can build?
   While the lot size is a major asset, any new structures, additions, or even significant landscaping like pools would require checking with the city for zoning bylaws, setback requirements, and permit needs.

3. The house ranks low on "newness" but high on lot size. How should I weigh that?
   This is the core trade-off. You are investing significantly in the land. The 80-year-old home will likely require ongoing maintenance and updates (like plumbing, electrical, or insulation) to match modern standards, which should be factored into your budget and planning.

4. The assessment seems lower than expected for such a large lot. Why?
   Municipal assessments primarily reflect the current state and market value of the entire property (house + land) as of a prior valuation date. It may not fully capture the premium value or future development potential that a savvy buyer might see in the lot alone in today's market.

5. Is the unfinished basement a drawback or an opportunity?
   It depends on your vision. It requires investment to finish, but it also provides a blank slate for creating additional living space, a workshop, or tailored storage without the cost of demolishing existing work. Ensure you have it inspected for moisture and foundational integrity first.