Property score
84.4
Excellent
Overall 84.4 · Larger and newer than most nearby homes
1,956 sqft (top 13%) · Built in 2015 (15 yrs newer than avg)
Located in a high-income area with median household income of ~105k
Transit 74.0 · 3-min walk to transit with 2 nearby routes · Within 500m: 2 parks nearby
Living Area
Above average
28% larger than neighborhood avg.
Year Built
Above average
15 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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84.4 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
38 Vander Graaf Place — 2 amenities found within 500 m, across 1 categories, including 2 parks (nearest 385 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 33% | Top 30% | Top 20% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 38 Vander Graaf Place, Grassie, Winnipeg
Key Characteristics & Appeal
This two-storey home, built in 2015, offers modern living in Winnipeg's Grassie neighbourhood. Its key appeal lies in its above-average size and contemporary build, positioned well within its local context. With 1,956 sqft of living space, the home is notably larger than average for its street, neighbourhood, and the city overall. It features a renovated basement and an attached garage.
The property’s assessed value of $590,000 places it in a higher tier, suggesting quality finishes and desirable features for the area. A thoughtful perspective is that while the lot size (5,866 sqft) is smaller than others on its street, it is consistent with the neighbourhood and city averages, offering a balance of manageable outdoor maintenance with ample indoor space. This home would particularly suit buyers looking for a move-in ready, modern property without the concerns of an older home’s maintenance. It’s ideal for professionals or growing families seeking space and modern amenities in a well-established community, who value a home that stands out in terms of size and relative newness compared to its surroundings.
Frequently Asked Questions
1. How does this home’s value compare to recent sales on the street?
Based on available data, a home on this street sold in 2019 for between $455,000 and $485,000. The current assessed value of $590,000 for this property reflects market changes and its specific characteristics, including its larger size and renovated basement.
2. Is the lot size a disadvantage?
While the lot is on the smaller side for Vander Graaf Place, it is actually quite typical for the broader Grassie neighbourhood and Winnipeg overall. It provides a manageable yard while prioritizing generous indoor living space.
3. What does the "above average" ranking for Year Built mean?
Built in 2015, this home is newer than 98% of homes in Grassie, making it a distinctly modern property in the area. This often translates to modern building standards, energy efficiency, and less immediate need for major updates.
4. Are there comparable homes to consider?
The listing suggests several homes with similar assessed values in other neighbourhoods, such as Vialoux and Elmhurst. This indicates buyers at this price point have options, making direct comparisons on specific features and locations important.
5. How can I find out the exact historical sold prices?
The exact sold price history is not publicly displayed in detail. The listing service offers to provide this information manually via email upon request, with a commitment to respond promptly and not use contact details for unsolicited marketing.
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