295 Reg Wyatt Way

Property Overview: 295 Reg Wyatt Way, Grassie, Winnipeg

Key Characteristics & Buyer Profile

This is a well-maintained, modern cabover home built in 2008, featuring a renovated basement and an attached garage. With 1,397 sqft of living space, it offers a practical layout for everyday living. Its core appeal lies in its balance of contemporary comforts and a strategic position within the Winnipeg market. While the lot size is notably smaller than most in the immediate area and neighbourhood, this translates to lower maintenance and aligns with a more efficient, lock-and-leave lifestyle. The home’s assessed value of $500k positions it as a premium property city-wide (in the top 20%), yet it appears more moderately priced within its own desirable street and the Grassie area, suggesting potential value for the location. This property would best suit buyers seeking a modern, low-maintenance home in a established neighbourhood, who prioritize interior updates and a solid city-wide investment profile over a large yard. It’s a pragmatic choice for professionals, small families, or downsizers looking for a turn-key property without the upkeep of an older home or a vast lot.

Frequently Asked Questions

1. How does the lot size impact the property?
At 4,133 sqft, the lot is smaller than most comparables on the street and in Grassie. This means less exterior maintenance and yard work, which can be a benefit, but also limits potential for expansions like large decks or additions. It emphasizes the home itself and its efficient use of space.

2. Why is the assessed value higher city-wide than in the immediate area?
The $500k assessment places this home above average compared to all Winnipeg properties, reflecting its modern build and renovations. Within Grassie and on its own street, assessments are generally higher, so it sits closer to the median there. This indicates you are buying into a desirable area where property values are consistently strong.

3. What does “cabover” mean for the home’s layout?
A cabover design typically features a prominent front-facing garage with living space above or directly behind it. This is a common and efficient architectural style for modern subdivisions, often maximizing the buildable footprint on the lot.

4. Is the sold price history from 2021 relevant today?
The last recorded sale in late 2021 was between $535k-$565k. While it provides a historical benchmark, it does not reflect current market conditions. It does, however, show a history of value appreciation from its original build.

5. What are the advantages of a renovated basement?
A finished basement immediately adds functional living space, which could be used as a family room, home office, or guest area. It also suggests that major below-ground updates have been addressed, adding to the home's move-in readiness.