472 Bedson Street

Key Characteristics & Buyer Profile

This 1,536 sqft home on Bedson Street in Winnipeg’s Westwood neighbourhood stands out most for its size. It ranks in the top 11% on its street for living area, and top 28% citywide—well above the average of 1,342 sqft across Winnipeg. The lot is also generous at 6,047 sqft, placing it in the top 30% citywide and top 21% on the street. That extra land can be a real draw if you value outdoor space, gardening, or future additions.

Built in 1966, the home is squarely average for its era—neither notably old nor particularly young for the area. The assessed value sits at $378,000, which is slightly above the street average of $359,000 but below the Westwood community average of $392,000. That suggests the home offers more interior space than many nearby properties, without the premium price tag you might expect for that size.

The appeal here is straightforward: you get a larger-than-average house and lot in a solid, mid-century neighbourhood, at a price that undercuts the local median. It’s not a flashy or newly renovated property, but for someone who prioritises square footage and outdoor space over trendiness, it’s a practical buy. Ideal for a growing family, someone who works from home and needs room for an office, or a buyer who sees potential in updating a 1960s home to their own taste.

Five Frequently Asked Questions

1. How does this property compare to others in Westwood?
It’s larger than most homes in the neighbourhood—top 23% for living area—but its assessed value is actually slightly below the Westwood average. That means you’re getting more space per dollar than many nearby properties, though it may need updates to match the finish level of pricier homes in the area.

2. Is the 1966 construction a concern?
Not inherently. Homes from that era are common in Winnipeg and often have solid bones, but you’ll want to check the condition of major systems—roof, furnace, windows, and especially electrical if it hasn’t been updated. The age ranking is average for the street and city, so there’s nothing unusual to flag.

3. Why is the assessed value lower than the community average if the house is bigger?
Assessed value reflects more than just square footage—it accounts for condition, finishes, lot location, and recent sales of comparable homes. This property likely has a lower assessment because it hasn’t been updated as recently or as extensively as some others in Westwood. For a buyer, that can mean lower property taxes relative to the space you’re getting.

4. What kind of lot does this home sit on, and what can I do with it?
At 6,047 sqft, it’s above-average for the street and the city. That’s enough for a good-sized backyard, and the lot is positioned well within the Westwood context. If you’re considering an addition, a garage, or a garden, you have more flexibility than on a typical city lot. Just check local zoning and setback rules before planning anything major.

5. How does this home fit into the broader Winnipeg market?
It falls in the top 28% citywide for living area and top 30% for lot size, while the assessed value sits near the middle of the pack. That’s an uncommon combination—most homes with this much space are priced higher. The trade-off is that the home likely hasn’t been renovated to current trends, so it’s better suited to buyers who are comfortable with a project or who prioritise space over polish.