400 Bedson Street – Property Summary
Key Characteristics & Buyer Profile
This is a 1,157 sqft home built in 1966, sitting on a notably large 6,327 sqft lot. The living area is slightly below the street average (1,222 sqft) and below the neighborhood average (1,372 sqft), but the lot size ranks well: top 20% on the street and top 25% citywide. The assessed value of $382,000 is above the street average ($359,200) but around average for the neighborhood and city.
The appeal here is more about the land than the house itself. The lot is generous for its street and competitive across Winnipeg, which gives a buyer room to expand, landscape, or redevelop down the line. The home’s size is modest, and it’s not unusually modern or renovated—but the assessed value suggests decent condition for its age. This property would suit someone who values outdoor space or wants a larger lot in an established area like Westwood, especially if they’re open to updating the home over time. It’s less suited for someone looking for a move-in-ready, maximized floor plan.
Frequently Asked Questions
1. How does the lot size compare to other homes in Westwood?
It’s around average for the neighborhood (6,491 sqft average), but above average on Bedson Street and citywide. So you get a solid patch of land relative to nearby homes, which isn’t always the case in older Winnipeg neighborhoods.
2. Is the assessed value reasonable for the area?
Yes—$382,000 is slightly above the street norm but right around the neighborhood and city averages for comparable homes. It reflects a property that’s in line with its surroundings, not overpriced or undervalued relative to local benchmarks.
3. What’s the condition of the house based on the data?
The data doesn’t directly measure condition, but the year built (1966) and assessed value suggest a home that’s been maintained but likely hasn’t undergone a major recent renovation. The living area is smaller than typical for the area, so interior updates or an addition could be a consideration.
4. How does this property compare to others on Bedson Street specifically?
It has a larger lot (top 20%) and a higher assessed value (top 21%) than most on the street, but the living area is slightly smaller (top 48%). So you’re getting more land per square foot of house compared to your immediate neighbors.
5. What should a buyer look into before making an offer?
Given the smaller living area and older build, it’s worth checking the home’s mechanical systems (furnace, roof, windows) and whether there’s potential to expand or finish basement space. Also confirm zoning for any future lot use or subdivision—this is a larger lot, but restrictions may apply in Westwood.