415 Bedson Street – Property Summary

Key Characteristics & Buyer Profile

This 1,152-square-foot home, built in 1969, sits on a 5,685-square-foot lot in Winnipeg’s Westwood neighbourhood. What stands out is the house itself: it’s newer than most homes on the same street and in the broader Westwood area, ranking in the top 10% locally and top 8% in the neighbourhood for year built. That’s not a trivial difference—many nearby homes date from the mid-1960s, so this one avoids some of the deferred-maintenance concerns that come with older construction.

Living area is close to average for the street and city, but slightly below the neighbourhood norm. The land, however, is above average on Bedson Street itself—ranking in the top 27%, with a lot size just above 5,600 square feet. Assessed value is $347,000, which sits around the middle of the pack on the street but falls below the neighbourhood and city medians. That could reflect either a conservative assessment or fewer recent upgrades compared to pricier neighbours.

The appeal here is modest but practical. This is a home that avoids being an outlier in any direction—not too small, not too pricey, not unusually old or young for its setting. It would suit a buyer who values a newer roof and mechanicals (implied by the age) without paying a premium for them, or someone looking for a solid lot on a decent street without the inflated expectations of Westwood’s higher-ranked blocks. It’s not a showpiece; it’s a sensible starting point.

Five Possible FAQs

1. How does the assessed value compare to recent sale prices in the area?
The assessment is $347,000, which is below both the neighbourhood average ($392,100) and the citywide average for comparable homes. Assessments don't always track market value closely in Westwood, so it’s worth checking recent sold data on similar 1,150-square-foot bungalows from the late 1960s. If the market is strong, the assessment could be conservative; if slow, it may be fair.

2. Is the lot size considered generous for Westwood?
It’s slightly above the street average (5,651 sqft) and ranks well on Bedson, but it’s below the neighbourhood average of 6,491 sqft. So the lot is competitive locally but not unusually large for the area. If you’re hoping for a deep backyard, this is solid but not exceptional by Westwood standards.

3. Why does the ranking vary so much between street and neighbourhood?
This is common in older subdivisions where one street might have been developed later or with different builders. Bedson Street itself has a mix of house sizes and ages, so the home ranks higher there for land and year built. But once you zoom out to the neighbourhood, you’re competing with a wider range—including more expensive homes on larger lots in other parts of Westwood.

4. Could the living area feel small for a family?
1,152 square feet is typical for a 1960s bungalow or split-level, but it’s on the lower end for Westwood overall. It would work well for a couple, a small family, or someone who prioritizes yard space indoors. If you need a dedicated home office or a fourth bedroom, you’d want to check the actual layout—square footage alone doesn’t tell you how efficiently it’s used.

5. Should I be concerned that the home ranks lower in assessed value than in year built?
Not necessarily. A newer build doesn’t always mean higher value if the finishes are basic or if the home hasn’t been updated. The fact that it’s newer than 92% of homes on the street but only average in value suggests it may be a solid, unrenovated house—which can be a good thing if you plan to add value yourself, or a warning if you want turnkey.