Property score
87.2
Excellent
Overall 87.2 · Larger and newer than most nearby homes
2,186 sqft (top 4%) · Built in 2014 (14 yrs newer than avg)
Located in a high-income area with median household income of ~105k
Transit 74.0 · 4-min walk to transit with 2 nearby routes · Within 500m: 2 parks nearby
Living Area
Above average
43% larger than neighborhood avg.
Year Built
Above average
14 yrs newer than neighborhood avg.
Mother tongue
English · 58%Punjabi · 12%
Past 10 years Grassie sales snapshot (~80% of all data)
454
528k
$376/sqft
2000
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87.2 is composed by the two sections below.
Property Score
Community Score
Grassie
How to read: Share of sales in each ~$50k price band for “grassie” (Detached houses (non-condo), 2024). The tallest band is the mainstream budget range; multi-year view shows how that band shifts over time.
Sales-to-New-Listings
1,196
sold
1,852
new listings
Manitoba Real Estate Association March public data on New Listings and Properties Sold across Manitoba
Sold Above Asking
Majority sold above asking
68 of 104 sold above asking · Manually compiled from MLS Winnipeg sold listings, May 4 – May 10, 2026
With a Sales-to-New-Listings ratio of 64.6% and 65% of homes selling above asking price, demand is clearly outpacing supply. Buyers are competing, which is putting upward pressure on prices.
Dissemination area (DA) — Statistics Canada 2021 Census · Area: #46111253
$105K
Median household income
$113K
Average household income
5%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.7
P90 / P10 ratio
18%
Single-person households
38%
Families with children
Figures are for the census dissemination area containing this listing location; sources and margins may apply per Statistics Canada.
Rank by land area, larger = better rank
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: fill length ≈ share of peers you outperform. Fill color reflects tier (red / blue / amber / gray). “Avg” is a rough median benchmark for comparable homes in that scope.
To see this property on a map next to nearby houses—and compare year built, living area, assessed value, and lot size in detail—open the neighbourhood analysis page.
Nearby stops, routes & transit score
Dining, education, healthcare, shopping & more
14 Vander Graaf Place — 2 amenities found within 500 m, across 1 categories, including 2 parks (nearest 395 m).
Grassie · WPS public data · 2026
Annual incidents
5
2026
vs. city avg
-83%
relative to avg
Year-over-year
▼ -95%
vs. prior year
Primary type
Property
60%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 33% | Top 11% | Top 11% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview
This two-storey home at 14 Vander Graaf Place in Winnipeg's Grassie neighbourhood presents a compelling opportunity for buyers seeking space, modern construction, and a solid investment profile. Built in 2014, it offers a move-in-ready foundation with a renovated basement and an attached garage.
Key Characteristics & Appeal
The home’s primary appeal lies in its above-average scale and premium positioning within its market. With 2,186 sqft of living space, it ranks in the top 9% on its street and the top 4% within the broader Grassie area, offering significantly more room than local averages. This is complemented by a large, 10,011 sqft lot, providing ample outdoor space—a feature that stands out even citywide. The 2014 build date means major systems are relatively new, likely translating to lower immediate maintenance costs compared to older stock.
Its assessed value ranks in the elite top 3% for Grassie, indicating official recognition of its premium attributes. This combination of modern build, generous interior and exterior space, and strong assessed value suggests a property that balances comfortable living with sound financial fundamentals.
This home would suit growing families or professionals needing ample indoor and outdoor space who want to avoid the uncertainties of an older home. It’s also a strong candidate for buyers who prioritize statistical outperformance—owning a property that ranks highly in key metrics against its immediate and area peers.
Frequently Asked Questions
1. How does the assessed value relate to the likely market price?
The assessed value of $61,600k is for municipal tax purposes and is typically lower than market value. Its "elite" top 3% ranking in Grassie, however, is a strong indicator of its premium standing relative to other area homes.
2. What does the "renovated basement" include?
The listing confirms the basement is renovated but does not specify the finishes or layout. This is a key detail to clarify with the listing agent to understand the home's full functional space.
3. Is the neighbourhood established or still developing?
With a build year of 2014 and comparable homes on the street averaging the same year, Vander Graaf Place appears to be a relatively new, established subsection of Grassie, not an active construction zone.
4. How does the lot size impact utility and upkeep?
At nearly a quarter-acre (10,011 sqft), the lot offers great potential for gardening, recreation, or expansion. Buyers should consider the associated maintenance, such as lawn care and snow clearing, which is greater than for a standard city lot.
5. Why is the exact historical sold price not publicly listed?
The seller provides a sold price range from 2021 ($52.50k ~ $55.50k) but requires direct contact for the exact figure. This is a common practice to ensure serious buyers engage directly with the listing service, which pledges not to use contact info for spam.
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