Property Summary: 156 Grassie Boulevard, Valley Gardens, Winnipeg
Section 1: Overview & Appeal
This well-situated Valley Gardens home presents a compelling blend of space, location, and value. Built in 1986, it is notably newer than most homes in the wider neighborhood and city, suggesting potentially fewer concerns with aging infrastructure. With 1,128 sqft of living space, it offers a practical footprint that is very close to the neighborhood average, fitting comfortably within its community context.
The property’s primary appeal lies in its efficient use of a generous 6,687 sqft lot, which is larger than most lots in both the city and the immediate neighborhood. This provides valuable outdoor space and potential in a well-established area. From an investment perspective, the home’s assessed value of $365k sits above the neighborhood average, indicating strong perceived value for Valley Gardens, while being more accessible than the average home on its own street.
This home would suit first-time buyers or downsizers seeking a manageable, newer home in a mature neighborhood without a premium lot size. It’s also a practical choice for value-conscious buyers who prioritize a larger yard and a home that stands out positively within its local market context, rather than just on its specific street.
Section 2: Frequently Asked Questions
1. How does this home compare in size to its neighbors?
At 1,128 sqft, the living area is very close to the Valley Gardens neighborhood average (1,117 sqft) but slightly below the average for homes directly on Grassie Boulevard. It offers a comfortable, standard size for the area.
2. Is the assessed value high for the neighborhood?
Yes. The assessed value of $365k is above the Valley Gardens average ($325.5k), ranking in the top 27% for the neighborhood. This suggests the property is considered a higher-value home within this specific community.
3. What is the advantage of the lot size?
The 6,687 sqft lot is a key feature. It is larger than approximately 80% of comparable city lots and 89% of neighborhood lots, offering more private outdoor space than is typical, which is a significant asset in an established area.
4. How does the year built affect this property?
Built in 1986, this home is significantly newer than the average Winnipeg home (1966) and the average Valley Gardens home (1976). It ranks in the top 5% for age in the neighborhood, which can mean more modern construction standards and potentially lower immediate maintenance costs.
5. Why is the home’s value lower than the street average?
While the home’s value is strong for the broader neighborhood, it is below the average for Grassie Boulevard itself ($403.6k). This is likely due to a combination of its slightly smaller living area and the presence of larger or more highly assessed homes on the same street, making it a more accessible entry point to this particular block.