401 Laxdal Road

Property Overview: 401 Laxdal Road, Varsity View, Winnipeg

Key Characteristics & Appeal

This 1970-built, one-storey home sits on a large, 8,152 sqft lot in the established Varsity View neighbourhood. With 1,183 sqft of living space, a finished basement, and a detached garage, it offers practical, single-level living. Its primary appeal lies in its exceptional lot size—ranking in the top 11% of all Winnipeg properties—offering rare potential for expansion, gardening, or outdoor enjoyment within the city. The home’s overall metrics, particularly its land value and size ranking, suggest a "good bones" property where the underlying asset (the land) is a significant driver of value.

It would suit a practical buyer looking for a long-term home with room to grow, whether that means future renovations, adding a suite, or simply having generous private outdoor space. It’s also a fit for those who value the mature, central location of Varsity View and are comfortable with a home that may require updates over time. A less obvious perspective is that this property represents a balance: it’s not the newest or largest house, but its above-average land holding in a desirable area provides a stable foundation for equity, appealing to the strategic, patient owner.

Frequently Asked Questions

1. What does the ranking data actually tell me?
The rankings show how this property compares to others in its immediate area and citywide. For example, being in the top 11% for lot size in Winnipeg is a standout feature, while other metrics like age and living area are more average for the neighbourhood, helping you understand its relative strengths.

2. Is the finished basement included in the 1,183 sqft living area?
Typically, the listed "living area" refers to above-grade, finished space. The finished basement is an additional asset, providing extra usable rooms or recreational space not reflected in that main square footage figure.

3. What is the neighbourhood of Varsity View like?
Varsity View is a central, mature neighbourhood known for its tree-lined streets, proximity to the University of Manitoba, and a mix of classic residential character with convenient access to amenities and major routes.

4. What might "good bones" mean for a 1970s home?
It often indicates a structurally sound home with a functional layout and a valuable lot, but where interior finishes, windows, or mechanical systems (like roof, furnace) may be original or dated and could factor into your planning and budget.

5. How should I interpret the assessment value versus the listing price?
The municipal assessment ($376,000) is for tax purposes and reflects a mass appraisal model from a prior date. The listing price is set by the seller based on current market conditions. A comparative market analysis from your agent is essential to understand the true market value.