120 Bessboro Street – Property Summary

Key Characteristics & Buyer Profile

This 1,498-square-foot home in Whyte Ridge (Winnipeg) sits on an unusually large 10,102-square-foot lot, built in 1987. Its standout feature is the land. The lot ranks in the top 5% within the neighborhood and top 6% citywide, meaning most nearby homes sit on roughly 6,000–6,700 square feet. The house itself is modest by street standards—living area is below average on Bessboro Street—but the assessed value of $512,000 holds up well citywide (top 18%), suggesting the land is carrying much of the value.

The appeal here is less about the house and more about the property. Buyers who prioritize outdoor space, a large yard, or future expansion potential will see the value. The home is older than most on the street (1987 vs. street average of 2001), so interior finishes may feel dated, but the neighborhood average year built (1994) is closer, which helps. This property suits buyers who are willing to trade a smaller, older floor plan for a lot that gives them breathing room—families who want a big backyard, gardeners, or someone considering a renovation or addition on a generous piece of land.

Five Frequently Asked Questions

1. How does the living area compare to similar homes nearby?
On Bessboro Street, this home is smaller than average (1,498 sqft vs. 1,864 sqft street average, ranked 41st out of 49). But citywide, it’s slightly above the comparable-home average of 1,342 sqft. So it’s a trade-off: you get less house than your immediate neighbors, but more than many other Winnipeg homes in the same price range.

2. Is the assessed value fair given the house’s size and age?
The assessed value of $512,000 is below the street average ($558,300) but significantly above the citywide average for comparable homes ($390,100). This suggests the assessment reflects the land more than the building. The lot’s size and location likely drive the value up relative to older, smaller-lot properties elsewhere.

3. Why is the lot so large compared to other homes in Whyte Ridge?
The lot ranks in the top 5% within the neighborhood, indicating this property is an outlier. Whyte Ridge was developed mostly in the late 1980s through 1990s, and lot sizes vary. This home appears to sit on a pie-shaped or oversized lot that wasn’t subdivided as densely as others. If you’re looking for privacy or room for a garage, shop, or garden, this is a rare find.

4. Would this home be a good candidate for a renovation or addition?
Possibly, but check local zoning bylaws first. A 10,102-square-foot lot gives you flexibility, but the house is 1,498 square feet—smaller than the street norm. Adding square footage could bring it more in line with neighboring homes and potentially increase value. That said, the 1987 build means systems (roof, furnace, windows) may be nearing the end of their lifespan, so factor that into any renovation budget.

5. How does this property compare to others in the same price range citywide?
Citywide, homes with a $512,000 assessed value tend to have smaller lots (average 6,570 sqft) and older construction (average year built 1966). This home offers a newer build (1987) and a much larger lot, but with less living space than many homes in that bracket. If land is your priority, this is a strong option; if interior square footage matters more, you may find better value elsewhere.