Property score
78.7
Good
Overall 78.7 · Older than most nearby homes
1,377 sqft (bottom 41%) · Built in 1986 (14 yrs older than avg)
Located in a high-income area with median household income of ~134k
Transit 56.0 · 2-min walk to transit with 1 nearby route · Within 500m: 2 parks nearby
Living Area
Near average
10% smaller than neighborhood avg.
Year Built
Below average
14 yrs older than neighborhood avg.
Mother tongue
English · 60%Punjabi · 15%
Past 10 years Grassie sales snapshot (~80% of all data)
454
528k
$376/sqft
2000
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78.7 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: #46111252
$134K
Median household income
$140K
Average household income
4%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.8
P90 / P10 ratio
7%
Single-person households
49%
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
23 Howard Kendel Place — 2 amenities found within 500 m, across 1 categories, including 2 parks (nearest 104 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 50% | Top 41% | Top 26% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview
This one-storey home at 23 Howard Kendel Place in Winnipeg's Grassie neighbourhood presents a specific value proposition. Built in 1986, its 1,377 sqft living space and unrenovated basement are fairly standard for the immediate street and area. The home's standout feature is its generous 14,163 sqft lot, which ranks within the top 4% of properties in Grassie and the top 2% city-wide, offering exceptional outdoor space potential. With an attached garage and a recent sale in 2023, it sits as a property where the land itself is the primary asset, while the dwelling may require updates.
Its appeal lies in this land-to-structure ratio. It suits a buyer looking for a long-term footprint in a established neighbourhood, where the value is anchored in the property size rather than a turn-key home. It would be ideal for someone with renovation plans, who values private outdoor space for gardens, recreation, or future expansion, and is comfortable with a home that offers functional living space as a starting point rather than a finished product.
Frequently Asked Questions
What does the "unrenovated basement" condition typically imply?
It generally means the basement is in original or functional condition, but may lack modern finishes. Buyers should budget for potential updates and include a thorough inspection to assess mechanical systems, insulation, and moisture control.
How significant is the large lot size in practical terms?
Beyond simple yard space, a lot of this size (over a third of an acre) offers rare flexibility in Winnipeg. It allows for significant landscaping, the potential for additions like a large shed or workshop, and greater privacy from neighbours, which is increasingly uncommon.
The assessed value seems low compared to the city-wide average. Is that a concern?
Not necessarily. The assessed value is for municipal tax purposes and is influenced by the home's specific characteristics and recent sales. The city-wide comparison includes all property types. The key figure is the 2023 sold price range, which provides a more current market benchmark.
Is the home's ranking as "below average" for living area on its street a drawback?
It indicates the home is somewhat smaller than others on Howard Kendel Place. This can be a positive for buyers seeking lower utility costs and less maintenance, provided the layout is efficient. The trade-off for the larger lot is a moderately sized house.
What should I research about the Grassie neighbourhood?
Prospective buyers should look into typical amenities, traffic patterns, and the mix of residents. It's also wise to check for any long-term area development plans that could affect the quiet, established character of the street and the value of such a large lot.
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