317 Bedson Street

317 Bedson Street – Property Summary

Key Characteristics & Buyer Profile

This is a 1,360 sqft home built in 1968 on a 5,153 sqft lot in Winnipeg’s Westwood neighbourhood. The numbers tell a story of balance rather than extremes.

Where it stands out: The living area is this property’s strongest feature. On Bedson Street itself, it ranks in the top 25% for size—meaning most homes on this block are smaller. The assessment value of $376,000 also runs slightly above the street average of $359,200, though it sits below the neighbourhood and city medians.

Where it doesn’t: The lot is on the smaller side. It ranks in the bottom 20% on the street and bottom 14% in the neighbourhood. If a generous yard is a priority, this won’t check that box. The home’s age (1968) is fairly typical for the area, with the neighbourhood ranking in the top 18% for older construction—so you’re getting a home that fits the local character rather than something unusually new or old.

What’s less obvious: The value-to-size ratio here is interesting. You’re getting above-average interior space at a below-neighbourhood-average price point. That suggests either the smaller lot is dragging the price down, or the interior may need some updating that isn’t reflected in the raw numbers. It’s worth looking at the condition closely. Also, the citywide ranking on lot size (51st percentile) is much more average than the street and neighbourhood rankings suggest—so while the lot feels small for Westwood, it’s not unusual citywide.

Who this suits: Buyers who prioritize indoor square footage over outdoor space. Someone who wants a solid, unremarkable home in a stable neighbourhood without paying a premium for the largest yard. First-time buyers or downsizers who value efficient use of interior space may find the trade-off worth it. Not ideal for anyone planning extensive landscaping, gardening, or recreational outdoor use.

Frequently Asked Questions

1. How does this home compare to others on Bedson Street specifically?
It’s above average in living area (top 25%) and assessed value (top 27%), but below average in lot size (bottom 20%). So you’re getting more house than most neighbours, on less land. The year built is close to the street average.

2. Is the assessed value of $376,000 reasonable for the neighbourhood?
Slightly below the Westwood average of $392,100. Combined with above-average living area, this suggests relatively good value for the interior space you get—assuming the home’s condition is typical for its age. The smaller lot is likely a factor in the lower assessment.

3. How does the lot size actually impact daily use?
At 5,153 sqft, it’s noticeably smaller than the Westwood norm of 6,491 sqft. That means less lawn maintenance, but also less private outdoor space. If you’re comparing with other homes in the area, expect a more compact backyard—fine for a patio or small garden, tight for playsets or large gatherings.

4. What should I look for given the home was built in 1968?
Homes from this era often have original mechanical systems (furnace, electrical, plumbing) that may need updating. Check the windows, insulation, and roof age. The neighbourhood has mostly homes from the mid-1960s, so you’re not alone in dealing with these considerations—but that also means comparable homes may have been updated to varying degrees.

5. How does this property rank citywide versus locally?
The living area (top 38% citywide) and assessed value (top 45%) are both around average for Winnipeg. The lot size (top 51%) is very close to the city median. The main standout is the street-level living area ranking, which is notably stronger. Locally, the age of the home is a relative strength (top 18% in the neighbourhood), meaning this is one of the older, more established properties in Westwood.