Property Overview: 265 Grassie Boulevard, Eaglemere, Winnipeg
Key Characteristics & Appeal
This is a classic one-storey home built in 1955, sitting on an exceptionally large, half-acre lot (21,762 sqft) that is its most defining and valuable asset. The home itself is modest in size at 1,072 sqft with a renovated basement, a detached garage, and is priced in line with its assessed value of $390k. Its appeal lies in a clear value proposition: you are purchasing significant land in a mature neighbourhood. While the house is older and smaller than many in the immediate Eaglemere area, it offers rare potential for expansion, gardening, or outdoor space that is virtually unmatched locally and city-wide. This property would best suit a buyer who prioritizes land over a turnkey, modern home—think a renovator looking for a "blank canvas," a multi-generational family planning a future addition, or anyone seeking a private, spacious yard within the city. It represents a trade-off: accepting an older, average-sized home to secure a lot size that is now extremely uncommon.
Frequently Asked Questions
1. Is the lot size a genuine advantage, or just more maintenance?
It is a significant advantage for the right buyer. While it requires more upkeep, a lot of this size in the city is rare and offers tangible benefits: ample space for additions, recreational structures like a large workshop or studio, extensive gardening, and exceptional privacy. It’s a long-term asset that provides options most properties do not.
2. How does the home’s age and smaller living area affect its value?
The data shows the home is older and smaller than most in Eaglemere, which is reflected in its below-average rankings for those metrics locally. However, its assessed value is around average for the street and city, suggesting the official valuation significantly credits the premium lot, balancing out the older dwelling.
3. What does the neighbourhood data tell me?
The comparisons reveal Eaglemere is generally a neighbourhood of newer, larger homes on smaller lots. This property is an outlier, offering a different lifestyle centred on land. It’s less about fitting the current neighbourhood mold and more about owning a unique property within it.
4. The home sold for $42.50k in 2022. Why is the price so much higher now?
The 2022 sale price is likely not representative of a standard market transaction. It may have been a non-arms-length transfer between family members, a sale of partial interest, or another atypical circumstance. The current asking price is aligned with the 2024 assessed market value of $390k.
5. Who would this property not suit?
It may not suit buyers seeking a modern, low-maintenance property where the home itself is the primary focus. Those unwilling to consider future renovations, or who view a large yard as a burden rather than an opportunity, would likely find better value in a newer home on a standard lot elsewhere.