Property score
80.0
Excellent
Overall 80.0 · Older than most nearby homes
1,420 sqft (bottom 46%) · Built in 1986 (14 yrs older than avg)
Located in a high-income area with median household income of ~134k
Transit 64.0 · 2-min walk to transit with 1 nearby route · Within 500m: 1 park nearby
Living Area
Near average
7% 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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80.0 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
35 Howard Kendel Place — 1 amenities found within 500 m, across 1 categories, including 1 parks (nearest 173 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 | Bottom 1% | Bottom 14% | Bottom 49% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 35 Howard Kendel Place, Grassie, Winnipeg
Section 1: Key Characteristics & Appeal
This 1986 four-level split home at 35 Howard Kendel Place presents a compelling blend of space, location, and value. With 1,420 sqft of living area, it sits comfortably around the average for its immediate street and the broader Grassie neighbourhood, offering ample room for a family. A key, less obvious highlight is the land: at over 11,000 sqft, the lot size is in the top 6% for Grassie and the elite top 5% city-wide, providing exceptional outdoor space and potential that is increasingly rare.
The home’s appeal lies in this balance. It features a renovated basement and an attached garage, catering to practical needs. The assessed value of $440k is notably above the citywide average, suggesting solid municipal valuation, yet it is positioned below average for its own street and neighbourhood. This could indicate a relative value opportunity within a desirable area, especially for buyers who prioritize land over sheer interior square footage.
This property would best suit buyers looking for a established home in a mature neighbourhood who value generous outdoor space for gardening, recreation, or future expansion. It’s a practical choice for those who want room to grow without moving to the city's outskirts, and for value-conscious buyers who see potential in a home that may be modestly priced within its immediate, high-property-value context.
Section 2: Frequently Asked Questions
1. How does the lot size compare to a typical Winnipeg property?
The lot of 11,083 sqft is significantly larger than average. It ranks in the top 5% of all residential properties in Winnipeg, where the average lot is about 6,570 sqft.
2. The assessed value seems high for the street. What does that mean?
While the $440k assessment is above the Winnipeg average, it is actually the lowest on Howard Kendel Place (ranked 9 of 9). This suggests the home may be valued conservatively relative to its neighbours, which could be a point for discussion during a purchase negotiation.
3. What is the home’s condition relative to its age?
Built in 1986, the home is newer than the Winnipeg average. The listing notes a renovated basement, indicating some updates, but a thorough inspection would be needed to determine the condition of major systems like roof, windows, and HVAC.
4. Is the living space smaller than other homes nearby?
At 1,420 sqft, it is smaller than the Grassie neighbourhood average (1,524 sqft) and the average on its own street (1,694 sqft). This trade-off is balanced by the property's exceptionally large lot.
5. Where can I find the exact historical sale price?
The listed sale price from May 2020 is a public data range. The exact, verified sale price is available by request from the listing source via email, which they provide manually without using your address for unsolicited marketing.
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