Key Characteristics & Buyer Fit

This 1,096 sqft home sits on a 5,170 sqft lot in Westwood, Winnipeg, built in 1969. Its standout feature is the construction year—newer than 92% of homes on Bedson Street and 92% in the broader community, making it one of the younger houses in an area where the average build is 1966. Living space and lot size are both close to the street average, though slightly below the wider Westwood norm. The assessed value of $332,000 is below both the street and community averages, which suggests a relatively lower tax base compared to neighbours.

The appeal lies in a newer build without the premium price often attached to recent construction. Buyers get a home that’s more structurally modern than most surrounding properties, at a tax assessment that’s lower than many older homes on the same street. It suits someone who values a newer roof, foundation, or mechanical systems over square footage or a large yard. Also a good fit for buyers who want to be in Westwood but are priced out of the larger, more expensive lots typical in the area—this property undercuts both average size and average tax burden for the neighbourhood.

Five Possible FAQs

1. How does the property’s age affect its value compared to older homes nearby?
It’s newer than nearly all homes on the street, which often means better insulation, updated electrical, or a more modern foundation. Yet its assessed value is lower than the street average. That gap could mean the buyer is getting a structurally newer home at a tax rate based on older, larger neighbours—or it could reflect finishes or lot size pulling the value down. Worth checking the specific condition and any past renovations.

2. Why is the living space smaller than the Westwood average?
Westwood homes average 1,372 sqft; this one is about 20% smaller at 1,096 sqft. That’s not unusual for a 1969 build, which may have a more compact floor plan than the split-levels or bungalows from the early 60s common in the neighbourhood. It’s also close to the Bedson Street average, so on this street the size is typical. The trade-off is a newer overall structure.

3. Does the lower tax assessment mean the home is in worse shape?
Not necessarily. The assessment is based on market value and comparable sales. This home is newer but on a smaller-than-average lot, which can pull the assessed value down relative to larger, older properties nearby. It could also reflect a simpler interior finish. A lower assessment often means lower annual taxes, which is a practical advantage—but a home inspection is still the best way to gauge condition.

4. How does the lot size limit practical use?
At 5,170 sqft, the lot is typical for Bedson Street but smaller than much of Westwood. That’s workable for a yard with a garden, a small playset, or a patio, but less suited for a large detached garage, a pool, or major expansions. If someone wants space for a workshop or an addition, they’d need to verify setbacks and zoning with the city. For basic outdoor use, it’s fine.

5. What does “near average” truly mean for resale potential?
On this street, the home is middle-of-the-pack in size, lot, and value—stable but not flashy. Being newer than 90% of neighbours is a differentiator that could hold appeal when selling, especially to buyers who prioritize condition over square footage. However, the smaller lot and living space relative to Westwood as a whole may limit the buyer pool to those not seeking a large family home. It’s a practical property, not a showpiece, which often sells steadily rather than quickly.