102 Royalgate Road

Property Overview

This 1974 two-storey home on a large 9,224 sqft lot presents a compelling blend of space, established character, and recreational potential. Its key appeal lies in its generous proportions—both in its 1,935 sqft living area and its expansive, private yard—which are increasingly rare in newer subdivisions. The property features a finished basement, an in-ground pool, and an attached garage.

The home’s standout characteristic is its strong relative standing in multiple metrics. It ranks in the top tiers for lot size, living area, and assessed value not just in its immediate neighborhood, but across all of Winnipeg, indicating a property that outperforms most of the market in fundamental ways. This is balanced by the mature setting of the Vialoux area, offering established gardens and a settled community feel.

It would suit buyers looking for a ready-made outdoor oasis for family summers, as well as those who value space over a brand-new build. It’s particularly well-matched for someone seeking a property with strong underlying value metrics and the opportunity to update a solid structure to their own taste over time.

Key Questions for Consideration

1. What is the condition and maintenance cost of the pool?
As a feature from the home's original 1974 construction, prospective buyers should budget for a professional inspection of the pool's mechanical systems, liner, and decking to understand any needed updates or ongoing seasonal costs.

2. How does the 52-year-old roof, windows, and major systems factor in?
While the home ranks very well for its age locally, its major original components are at a stage where evaluation is crucial. Understanding what has been updated (like HVAC or electrical) and what may require near-term investment is key.

3. What is the balance between renovation opportunity and immediate livability?
The finished basement and good overall rankings suggest a liveable home, but aesthetics and some fixtures likely reflect its era. Buyers should consider whether they prefer a home that’s immediately functional but may benefit from cosmetic updates.

4. Does the large lot size come with any specific responsibilities or benefits?
The nearly quarter-acre lot offers excellent privacy and space, but also means higher landscaping effort and cost. It may also present future potential (like garden suites, subject to zoning), which is a less obvious long-term advantage.

5. Why is the assessed value notably high for the area?
With an assessment ranking in the top 11% city-wide, it’s worth investigating whether this is driven by the large lot and living space, recent comparable sales, or a combination of factors, as this influences both property taxes and perceived market value.