38 Bramble Drive

Property Overview & Key Characteristics

This 1988-built, two-storey home in Varsity View offers a well-established family footprint on a large, 7,748 sqft lot. Its key appeal lies in the combination of generous, private outdoor space and finished, functional living areas, including a basement and an in-ground pool. With over 2,000 sqft of living space, a double attached garage, and a layout typical of its era, it presents a move-in-ready opportunity.

The property’s standout feature is its land size, which ranks in the top 12% of all Winnipeg lots, offering significant potential for gardening, recreation, or future expansion. While the home itself is middle-of-the-road for its immediate street in terms of size and assessed value, it excels within the broader community, ranking in the top 10% for living area and the top 20% for assessed value. This suggests a solid, above-average family home in a desirable neighbourhood. It would suit buyers looking for a ready-to-use property with ample yard space, who value the established trees and character of an older community over a brand-new build. It’s particularly well-suited for a family that appreciates having recreational amenities like a pool already in place.

Frequently Asked Questions

1. How does the age of the home (built in 1988) factor into maintenance?
While the home is well-established, buyers should anticipate maintenance consistent with a near-40-year-old property. This includes potential updates to major systems like the roof, windows, or HVAC, which may be nearing the end of their typical lifespans. A thorough inspection is advised.

2. The lot is exceptionally large. What are the implications?
The large lot is a major asset for privacy and space, but it also means higher property taxes relative to smaller lots in the area and more yard maintenance. It could also be a long-term asset for potential additions or landscaping projects.

3. The assessed value is higher than most on its street but lower than many in Winnipeg. What does this indicate?
This suggests the home is a higher-value property within the Varsity View community itself, but the assessment may reflect the home’s older age and functional condition rather than luxury finishes. It represents a solid value within an established neighbourhood.

4. Is the in-ground pool a benefit or a burden?
This depends on the buyer. It’s a fantastic private amenity for families but requires seasonal opening/closing, ongoing maintenance, and carries associated utility and insurance costs. Its condition and the cost to operate it should be carefully evaluated.

5. The home ranks highly for size in the community but average on its street. What does this mean?
It indicates that Bramble Drive consists of similarly sized, substantial family homes. You are buying into a street of established properties, not a standout mansion, which can be positive for stable property values and neighbourhood character.