379 Bedson Street

379 Bedson Street – Property Summary

Key Characteristics & Buyer Profile

This is a 1,152 sqft single-family home built in 1969 on a 5,169 sqft lot in Winnipeg’s Westwood neighbourhood. Its assessed value for tax purposes is $356,000.

The property’s strongest feature is its construction year. At 1969, it ranks in the top 10% on Bedson Street and the top 8% in Westwood, meaning it is newer than most surrounding homes, which average 1966. This can appeal to buyers looking for a more modern structure (e.g., updated wiring, insulation, or layout potential) without paying for a brand-new build.

The living area and lot size are close to the street average but fall below the community and city averages. The lot is notably smaller than typical Westwood properties (5,169 sqft vs. 6,491 sqft community average). This means less outdoor maintenance but also less space for additions or large gardens. The assessed value is slightly below the community average, which could translate to relatively lower property taxes compared to neighbours.

Who it suits: Buyers who prioritize a newer vintage home within an established, older neighbourhood. It may also suit those who want a manageable lot size and are less focused on square footage or a large yard. It’s a practical, middle-of-the-road option—not a standout in size or land, but solid in age and tax position.

Frequently Asked Questions

1. How does this home compare to others on Bedson Street?
   It is slightly larger than the street average for living area, and its assessed value is very close to the street average. Its lot size is slightly smaller. Its main advantage is a newer build year (top 10% on the street).

2. Is the property considered a good value for its taxes?
   The assessed value ($356,000) is roughly in line with the street average and below the Westwood average. This suggests property taxes may be lower than many nearby homes, though you would want to confirm the current mill rate and any recent reassessments.

3. How does the lot size affect usability?
   At 5,169 sqft, the lot is smaller than typical for Westwood. This means a more compact backyard and less room for expansions or outbuildings. It can be an advantage for lower maintenance and easier upkeep, but may feel tight if you want a large lawn or garden.

4. What does “newer than average” really mean for a 1969 home?
   It means the home was built after many others in the area (which average 1966). While not new, it may have more modern construction standards—such as improved insulation or wiring—compared to older homes from the 1950s or early 1960s. Always verify the actual condition of systems (roof, furnace, windows).

5. Is this a good investment for the area?
   The home is at or near average on most metrics for Bedson Street and Winnipeg as a whole, which suggests stable, not dramatic, value growth. The newer build year and slightly smaller lot could appeal to a specific buyer pool. Its position in Westwood—a well-established neighbourhood—adds to its long-term stability, but it is unlikely to outperform the market significantly.