Property Summary: 445 Grassie Boulevard, Winnipeg
Section 1: Key Characteristics & Appeal
This condominium at 445 Grassie Boulevard stands out for its exceptionally spacious living area of 2,408 sqft, placing it in the top tier of properties locally. Built in 2014, it offers modern construction in a well-established neighbourhood. The appeal lies in the rare combination of expansive, contemporary interior space with a relatively moderate assessed value. It ranks in the top 1-2% of all Winnipeg homes for size, yet its value assessment sits in a more accessible tier, suggesting a potentially advantageous value proposition for the square footage offered.
This property would ideally suit buyers who prioritize ample indoor living space above all else—such as those needing a home office, multi-generational living arrangements, or simply dislike feeling cramped. It’s a practical choice for someone seeking a modern build without a brand-new price tag, and who values statistical outperformance relative to neighbours and the broader market. The lack of a basement, as noted in the listing, means all living is on a single level, which could be a plus for accessibility or a drawback for those desiring extra storage or utility space.
Section 2: Frequently Asked Questions
1. What does the ranking data actually mean for a buyer?
The rankings show this home is significantly larger than most. It’s in the 99th percentile for living area city-wide, meaning it’s bigger than 99% of comparable Winnipeg homes. This is its most dominant and rare feature.
2. The assessed value is $38.50k, but it sold for $42.5k-$45.5k in 2025. Why the difference?
Municipal assessed value for property tax purposes often lags behind the current market. The recent sale price indicates the actual market value buyers were willing to pay, which in this case was higher than the assessment.
3. What are the implications of having “No Basement”?
All living space is on the main level. This can mean lower utility costs and easier maintenance, but it also limits storage, mechanical system placement, and potential for a secondary living area like a rec room. Your storage needs and preference for stairs should be considered.
4. The home is “above average” for its year built locally. What does that indicate?
On Grassie Boulevard, where many homes are older (average year built ~1993), this 2014 build is among the newer properties. This suggests potentially fewer immediate repairs or updates compared to older neighbours, like roof or window replacements.
5. How reliable are the “exact sold price” figures provided?
The public price history is shown as a range. The service offers to provide the exact sale price via email confirmation from their manual data review, which aims for greater accuracy than automated estimates. They state this is a direct service without marketing spam.