Property Overview
This 1,021-square-foot home at 455 Bedson Street in Winnipeg’s Westwood neighbourhood was built in 1965 on a 3,978-square-foot lot. Compared to nearby properties, it sits on a notably smaller piece of land—ranking in the bottom 1% on its street and bottom 1% within the broader community. Its living space is also below the local average, though less dramatically so. The property’s assessed value of $322,000 falls below the street and neighbourhood medians but is closer to the citywide average.
The main appeal here is affordability. A lower assessment typically means lower property taxes, and the smaller lot and footprint can translate to a more manageable purchase price in a neighbourhood where many homes are larger and more expensive. That said, the house is not unusually old for the area—its build year is right in line with the surrounding stock—so the trade-off is mostly about space rather than condition or era.
This property would best suit a buyer who is less concerned with square footage or yard size and more focused on getting into a stable, established neighbourhood at a relatively accessible price point. It may also appeal to someone who values lower ongoing costs (taxes, maintenance) over having extra rooms or a large outdoor area. First-time buyers, downsizers, or investors looking for a smaller-footprint entry into Westwood could find this a practical fit.
Frequently Asked Questions
1. How does the property's small lot affect its value or usability?
A smaller lot (3,978 sqft vs. the neighbourhood average of 6,491 sqft) typically means less outdoor space for gardening, recreation, or expansion. However, it also generally means lower maintenance and potentially lower purchase price. Buyers who prioritize a manageable yard over a large one may not see this as a drawback.
2. Is the below-average living space a concern for resale?
It can be, depending on the market. Some buyers will filter for larger square footage, especially in family-oriented neighbourhoods like Westwood. But a well-maintained, efficiently laid-out home can still compete, particularly if priced below comparable, larger properties.
3. How do property taxes compare to other homes in the area?
With an assessed value of $322,000—about $70,000 below the neighbourhood average—the property's tax bill is likely lower than many nearby homes. Exact figures depend on the current mill rate, but the assessment gap suggests a noticeable difference in annual costs.
4. What are the home’s main drawbacks from a comparative standpoint?
The standout negatives are the land size and total living area, both of which rank low relative to the street, community, and city. That said, the build year is average, so the home isn't unusually dated. The trade-off is clear: you give up space, but you gain a lower entry point.
5. How does this property compare to others currently on the market in Westwood?
Direct comparison would depend on specific listings, but generally speaking, homes in Westwood tend to be larger and sit on bigger lots. This property would likely be one of the more affordable options in the area. Checking the interactive map tool mentioned on the listing page would give a clearer side-by-side view of nearby available homes.