407 Bedson Street – Property Summary
Key Characteristics & Buyer Fit
This 1,096 sqft bungalow, built in 1969, sits on a 5,685 sqft lot in Winnipeg’s Westwood neighbourhood. What stands out most is the value gap: the home’s assessed value ($442,000) ranks in the top 6% on its street and top 17% in the area, while its living area is only around average for the street and below average for the neighbourhood. That suggests the land or location is carrying much of the price, not the square footage. The home is newer than many nearby (top 10% on the street for build year), and the lot size is slightly above average for Bedson Street but slightly smaller than typical for Westwood overall.
The appeal is pragmatic. This property suits buyers who prioritize location and a solid, newer-for-the-area home over maximum interior space. It would work well for someone who values being in a higher-assessed corridor (often correlating with resale stability or land value appreciation) and doesn’t mind that the living area is modest relative to the neighborhood average. First-time buyers or downsizers who want a manageable footprint on a decent lot—without paying a premium for a large house—may find this a realistic fit. It’s less suited to families needing generous room sizes or a sprawling yard, given the lot is slightly tighter than Westwood norms.
Frequently Asked Questions
1. Why is the assessed value so high compared to the living area?
Assessed value reflects location, land size, and comparable sales, not just square footage. This home ranks high on its street and in Westwood for value, likely because of its lot position, street appeal, or recent upgrades—but the data provided doesn’t specify condition. The living area being below the neighborhood average reinforces that the value is in the land or setting, not the interior footprint.
2. How does the lot size compare to other homes in Westwood?
The lot (5,685 sqft) is around average for Bedson Street but below average for the wider Westwood area, where the typical lot is about 6,491 sqft. It ranks in the 62nd percentile for the neighborhood (top 38% being larger), so it’s on the smaller side for Westwood but not an outlier.
3. Is this home newer or older than most in the area?
It’s newer than typical. Built in 1969, it ranks in the top 8% for age in Westwood and top 10% on its street. The average build year for both the street and neighborhood is 1966, so this home is slightly newer than most nearby.
4. How does the living area rank citywide vs. on its own street?
Citywide, the home is around average (top 61%). On Bedson Street, it’s also around average (top 57%). The bigger contrast is at the neighborhood level: it ranks in the bottom 17% for living area in Westwood, meaning most homes in the area are larger. Buyers should expect a more compact layout than typical Westwood homes.
5. What does “ranked” mean in the context of this data?
The rankings compare this property to other similar homes (same street, neighborhood, or city) based on each metric—larger living areas, newer build years, higher assessed values, and larger land areas get better ranks. Top 6% means it beats 94% of comparable homes on that street for assessed value. The “Avg” listed is a rough median for those groups, not an exact average of all listings.