Property Overview

447 Grassie Boulevard is a spacious, modern condo that stands out for its generous scale and strong value proposition within its neighborhood and across Winnipeg. Built in 2014, it offers the benefits of a relatively new build with lower maintenance concerns. The home’s primary appeal lies in its exceptional living space—at 2,408 sqft, it ranks in the top 1% citywide for size—paired with an assessed value that is high for the area but positioned well above average when viewed across the entire city. This creates a compelling profile: you get significantly more interior room than typical comparables without a proportionally extreme price tag, suggesting a solid investment in space. Recent sale data indicates strong and growing market interest.

This property would ideally suit buyers who prioritize spacious, modern living but want to avoid the upkeep of a detached house. It’s a strong match for growing families, professionals needing dedicated home office space, or empty-nesters looking to downsize from a larger house without sacrificing room for guests or hobbies. The numbers suggest it appeals to a value-conscious buyer who understands that its above-average assessment for the immediate area is justified by its top-tier size and modern features citywide.

Frequently Asked Questions

1. How does the assessed value compare to the recent sale price?
The home was assessed at $38,500 and sold in late 2024 for between $43,500 and $46,500. This indicates the market value significantly exceeded the municipal assessment at the time of sale, reflecting strong buyer demand.

2. What does the "top 1% citywide for living area" actually mean?
It means that out of 26,841 comparable properties across Winnipeg, only about 1% (roughly 268 homes) are larger. For a condo, this amount of space (2,408 sqft) is exceptionally rare and is more typical of a large detached home.

3. Is the property tax likely to be high given the assessment?
While the assessment is in the top 5% for Grassie Boulevard, it ranks in the top 12% citywide. Taxes are based on the mill rate and your assessment. You are paying a premium for the elite space and modern build, but the tax burden is more aligned with above-average city properties rather than being among the very highest.

4. The home is newer (2014) than most on the street. Is that an advantage?
Yes. With an average build year on the street around 1993, this 2014 construction likely means more modern building standards, materials, and systems (like HVAC and wiring), potentially leading to lower immediate repair costs and greater energy efficiency.

5. Why is the living area so much larger than nearby comparables?
The data shows comparable homes on Grassie Boulevard average about 1,125 sqft, making this home more than twice the average size for the street. This suggests the unit may be a combined or specially designed layout, offering a unique and scarce commodity in the area that isn't reflected in the standard building template.