Property score
63.4
Fair
Overall 63.4 · Smaller but newer than most nearby homes
950 sqft (bottom 13%) · Built in 1945 (8 yrs newer than avg)
Located in a high-income area with median household income of ~126k
Transit 74.0 · 4-min walk to transit with 2 nearby routes · Within 500m: 1 school, 1 park, 1 sports facility, and 1 place of worship nearby
Living Area
Below average
38% smaller than neighborhood avg.
Year Built
Above average
8 yrs newer than neighborhood avg.
Mother tongue
English · 84%Chinese · 1%
Past 10 years North River Heights sales snapshot (~80% of all data)
770
480k
$319/sqft
1937
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63.4 is composed by the two sections below.
Property Score
Community Score
North River Heights
How to read: Share of sales in each ~$50k price band for “north river heights” (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: #46110384
$126K
Median household income
$128K
Average household income
8%
Low income (LIM-AT)
0.3
Income inequality (Gini)
3.4
P90 / P10 ratio
18%
Single-person households
37%
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
445 Montrose Street — 4 amenities found within 500 m, across 4 categories, including 1 education (nearest 490 m), 1 parks (nearest 130 m).
North River Heights · WPS public data · 2026
Annual incidents
7
2026
vs. city avg
-76%
relative to avg
Year-over-year
▼ -97%
vs. prior year
Primary type
Property
57%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 11% | Bottom 16% | Bottom 45% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 445 Montrose Street, North River Heights, Winnipeg
Key Characteristics & Appeal
This 1945-built home in North River Heights presents a distinct value proposition defined by its contrasts. At 950 sqft, the living space is notably compact, ranking in the bottom tier compared to most homes on its street and in the established neighbourhood. However, this is balanced by a generous, above-average lot size of nearly 6,000 sqft for the area, offering significant outdoor potential. With an assessed value of $385k, it sits well below the neighbourhood average but aligns closely with the wider Winnipeg average, suggesting its price is driven more by its modest interior than its location.
The primary appeal lies in this combination: a lower entry price into a desirable neighbourhood, coupled with a large yard rarely found with homes at this price point. It suits practical buyers—first-time purchasers, downsizers, or investors—who prioritize land and location over immediate square footage. For the right buyer, the property represents a canvas, where the value is in the land and the opportunity to expand or renovate the existing structure over time. It’s a home for those comfortable with a project or who simply desire an affordable, low-maintenance footprint in a prime area.
Frequently Asked Questions
1. Why is the living area so much smaller than nearby homes?
This is a characteristic of the original build. Homes from this era on large lots sometimes had more modest floor plans, and many in the area have been expanded over decades. This home's size has likely remained unchanged, which is a key factor in its accessible price point.
2. How does the assessed value compare to likely market value?
The assessed value of $385k is an administrative figure for tax purposes. Given it's below area averages but aligns with the city-wide typical home value, it indicates a market price likely influenced by the home's condition and size. The last known sale was between $300k-$350k in late 2019.
3. Is the large lot a benefit for future expansion?
Potentially, yes. The lot size is significantly larger than the North River Heights average, which could provide room for an addition, garden, or outdoor living space. Any expansion would be subject to local zoning bylaws and require proper permits.
4. What should I consider about a home built in 1945?
While the building age is typical for the core of this neighbourhood, an 80-year-old home will require a thorough inspection. Key considerations include the condition of the foundation, roof, plumbing, electrical systems, and insulation. Budgeting for updates and maintenance is essential.
5. How can I get the exact historical sale prices for this property?
The site provides sold price ranges for general research. For fully verified and exact transaction figures, you must request a manual lookup by email, as this data is not sourced from or displayed via the MLS system.
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