70.1
Good
Property score
70.1
Good
Overall 70.1
Compared with neighbourhood average
1,246 sqft (bottom 31%)
Built in 1941 (4 yrs newer than avg)
Located in a high-income area
with median household income of ~126k
Transit 80.0
4-min walk to transit with 3 nearby routes
Within 500m: 1 school, 2 parks, and 1 sports facility nearby
Sold for $250,000 over asking
Winnipeg Real Estate Sales Summary & Market Analysis May 11–17, 2026
Living Area
Below average
19% smaller than neighborhood avg.
Year Built
Near average
4 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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70.1 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
448 Ash Street — 4 amenities found within 500 m, across 3 categories, including 1 education (nearest 407 m), 2 parks (nearest 116 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%
Local garbage, recycling, and yard waste pickup schedule for 448 Ash Street.
Garbage
monday
Recycling
monday
Yard Waste
monday a
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 22% | Bottom 30% | Top 44% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 448 Ash Street, Winnipeg
Key Characteristics & Appeal
This home at 448 Ash Street in North River Heights presents a practical opportunity in a well-regarded neighborhood. Built in 1941, it is a character home of its era, with a living area of 1,246 sqft situated on a 4,819 sqft lot. The appeal here is grounded in value and location. With an assessed value of $408,000, it sits below the average for Ash Street itself, yet is reasonably aligned with broader area and city averages. This suggests a potentially more accessible entry point into a desirable area.
The home would suit first-time buyers or downsizers seeking established neighborhood charm without a premium price tag. Its lot size, while smaller than others on the street, is near the average for North River Heights, offering manageable outdoor space. A thoughtful perspective is that this property represents a "neighborhood play"—the value is significantly derived from its location within River Heights, offering the community benefits, mature tree canopy, and convenience often associated with the area, in a home that may require personalization or updates reflective of its age.
Frequently Asked Questions
1. How does the assessed value relate to likely market price?
The assessed value of $408k is for municipal tax purposes and is a historical snapshot. Market price is determined by current conditions. The last known sale was between $350k-$400k in mid-2019, providing a historical benchmark.
2. Is the living space small for the area?
At 1,246 sqft, it is below the average for Ash Street, but near the average for Winnipeg overall. It offers a more compact footprint, which could mean lower utility costs and less maintenance, appealing to those seeking efficiency.
3. What should I consider about a home built in 1941?
While possessing classic character, a home of this age may have original systems (like plumbing or electrical) that could require inspection and potential updating. This also offers the chance to renovate and add value over time.
4. The lot is smaller than others on the street. Is that a major drawback?
While it ranks in the bottom 7% for lot size on Ash Street, it is close to the neighborhood average. This could mean a more manageable yard for maintenance and a closer-knit streetscape feel.
5. How can I find out the exact past sale prices?
The site provides sold price ranges for context. Due to data licensing rules, exact sold prices are not displayed publicly. You can request the exact historical figures via email from the site provider for verified details.
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