170 Bedson Street – Property Summary

Key Characteristics & Buyer Profile

This is a 1,356 sqft home on a notably large 6,821 sqft lot, built in 1970. Its standout feature is the land: the lot ranks in the top 11% on the street and top 18% citywide, giving it real yard space that’s becoming harder to find in this price bracket. The home itself is slightly above average in living area for its street, but what really sets it apart is its assessed value—$409k, ranking in the top 11% on Bedson Street and top 27% in Westwood. That value is not arbitrary; it reflects the combination of a newer build (1970 vs. a 1966 average for the area) and the oversized lot.

The appeal here is for buyers who prioritize outdoor space and long-term property value over a completely updated interior. The home is solid and well-positioned, but it’s not new. This would suit someone comfortable with a 50+ year-old home who sees the lot as the primary asset—a place to garden, add a garage, or possibly expand. It’s less ideal for someone wanting a turnkey modern finish. The Westwood neighbourhood itself is established, with stable values, so this is a practical, not flashy, investment.

Frequently Asked Questions

1. Is the lot really that unusual for this street?
Yes. At 6,821 sqft, it’s about 1,170 sqft larger than the street average. That’s enough for a generous backyard, a detached garage, or even a small workshop without feeling cramped. Lots of this size on a street with mostly smaller parcels are becoming less common.

2. How does the assessed value compare to recent sale prices in Westwood?
The assessed value of $409k is slightly above the neighbourhood average of $392k. Assessments tend to lag the market, but in a stable area like Westwood, this suggests the home is priced competitively for its size and lot. Always check recent comparable sales to confirm.

3. What kind of maintenance should I expect from a 1970 home?
Typical for its era: the roof, windows, furnace, and electrical panel may be original or near end-of-life. The year built is newer than many nearby homes (1970 vs. 1966), so some systems might have been updated already. A home inspection will clarify this, but budget for potential major replacements within the first few years.

4. Is Westwood a family-friendly neighbourhood?
Generally yes. It’s a mature, residential area with a mix of families and older residents. Schools, parks, and basic amenities are within a short drive. It’s quieter than inner-city areas, but not isolated. Commute times to downtown Winnipeg are reasonable—about 15-20 minutes by car.

5. Why is the citywide ranking for living area only top 38% while the lot is top 18%?
Because the home is slightly above average in size citywide, but not dramatically so. The lot is the outlier. This means you’re paying more for the land than for the house itself, which can be a good strategy if you value outdoor space or future expansion potential. If you need maximum indoor square footage for the price, look elsewhere.