Property Overview: 435 Reg Wyatt Way, Grassie, Winnipeg
Section 1: Key Characteristics & Appeal
This well-situated one-storey home in Grassie presents a practical and value-oriented opportunity. Its key characteristic is a generous 9,432 sqft lot, placing it in the top 10% for land size both on its street and within the wider neighbourhood. This offers significant outdoor space and potential. The 1,566 sqft living area is comfortably above the Winnipeg average, and the home benefits from a renovated basement and an attached garage. Built in 2007, it is a relatively modern structure compared to the city's housing stock.
The appeal lies in its balanced profile: it's a move-in ready, single-level home on a notably large lot without a premium price tag reflected in its assessed value. It suits buyers looking for space to grow—gardening, recreation, or future expansion—without taking on an older home's maintenance. It’s particularly well-suited for downsizers or those seeking single-level living who still desire a substantial yard, or for families prioritizing outdoor space over having the newest home on the block. A thoughtful perspective is that while the home's living area is modest for its immediate street, its superior lot size offers a different kind of value that isn't easily replicated.
Section 2: Frequently Asked Questions
1. How does the property's value compare to the area?
The home's assessed value is above average for both the Grassie neighbourhood and Winnipeg overall, but it ranks as around average for its specific street. This suggests you are paying for the desirable location within Grassie, with the lot size being a key contributor to that value.
2. What does the sold price history indicate?
Public records show it last sold in May 2023 for a price range around the mid-$500ks. For the exact historical sold price, you can request it via email from the listing source.
3. Is the lot size a major advantage?
Yes. The lot is a standout feature, significantly larger than most in the area. This provides ample private outdoor space, potential for landscaping, gardening, or adding amenities like a shed or deck, and may offer better privacy from neighbours.
4. Who would this home not be ideal for?
It may not suit buyers seeking a very large interior footprint relative to their street, as the living area is below the local average. Those wanting a brand-new build or a home with a pool would also need to look elsewhere.
5. What are the implications of the "renovated basement"?
While a positive, it's important to clarify the scope and quality of the renovation, including whether permits were obtained, the finish level, and if it added legal living space or simply improved an existing recreational area. This affects both value and functionality.