383 Bedson Street – Property Summary
Key Characteristics and Buyer Profile
This is a 1,105-square-foot home built in 1969 on a 5,169-square-foot lot in Winnipeg’s Westwood neighbourhood. The property’s strongest point is its assessed value relative to the street: it ranks in the top 21% on Bedson Street, with an assessed value of $382,000—above the street average of $359,200. The year built is also notably newer than many neighbours, ranking in the top 10% on the street and top 8% in the neighbourhood.
The living area is around average for the street but below the Westwood average, and the lot is on the smaller side for the neighbourhood, ranking in the bottom 15%. That’s worth noting because a smaller lot often means less yard maintenance and a tighter feel outdoors, but it can also mean a more manageable footprint for someone who doesn’t want a large property.
The appeal here is subtle but real: this is a home that offers good value on paper, especially when you compare its assessed value to others on the same street. It’s not flashy, but the data suggests it sits in a pocket of Bedson Street where prices are a bit higher, possibly due to location, condition, or a more desirable stretch. The newer build year also means it may have fewer of the structural quirks found in older 1960s homes in the area.
This property would suit a buyer who values a reasonable price relative to the immediate neighbours, prefers a newer vintage home without paying for a full renovation, and isn’t bothered by a modest yard. It’s less ideal for someone who needs a large lot or expects to be at the top of the neighbourhood rankings for square footage.
Five Frequently Asked Questions
1. How does the assessed value compare to similar homes in Westwood?
The assessed value of $382,000 is slightly below the Westwood average of $392,100—ranking around the middle of the neighbourhood (top 40%). However, it stands out on Bedson Street itself, where the average is $359,200. So you’re paying a bit more than the street norm but still below the broader neighbourhood average.
2. Is the lot size a concern?
The lot is 5,169 square feet, which is smaller than the Westwood average of 6,491 square feet. On the street, it’s very close to average. If you’re comparing homes across the neighbourhood, this lot is on the compact side—fine for less maintenance, but not ideal if you want a big backyard or room for additions.
3. Why is the living area below the neighbourhood average but average for the street?
Homes on Bedson Street itself tend to be smaller than the Westwood average. The street’s average living area is 1,222 square feet, and this home’s 1,105 square feet is close to that number. But Westwood as a whole has larger homes (average 1,372 square feet), so the property looks smaller when you zoom out. It’s a matter of perspective: it fits the street, not the neighbourhood.
4. What does the year built tell me about the home’s condition?
Built in 1969, this home is newer than most on its street and in the neighbourhood, where the average is 1966. That three-year gap isn’t huge, but it means the home is from a slightly later construction era. Often, homes from 1969 onwards have better insulation standards and fewer issues with knob-and-tube wiring or asbestos than earlier 1960s builds. Still, it’s worth checking for updates to major systems, as the home is over 50 years old.
5. Should I look at the neighbourhood map analysis before visiting?
Yes. The street-level and neighbourhood rankings are useful, but a map view lets you see whether this home sits on a busier stretch of Bedson, whether nearby homes have similar lot sizes, and how its assessed value compares to houses directly next door. That context matters more than citywide or neighbourhood averages—especially for a home where the street and neighbourhood stories are different.