488 Bedson Street – Property Summary

Key Characteristics & Buyer Profile

This is a 1967-built home with 1,078 square feet of living space on a 6,378-square-foot lot. The property sits slightly below average in living area compared to its Westwood neighbourhood and the city overall, but the lot size stands out—it ranks in the top 19% on Bedson Street and the top 24% citywide, meaning the land is generous relative to similar homes. The assessed value of $346,000 is below both the neighbourhood and city averages, which suggests pricing is modest for the area.

The appeal here is land rather than house size. A buyer who values outdoor space, gardening, future expansion potential, or simply having more yard than the neighbours will see the value. The home itself is unremarkable in square footage and age (built in a typical mid-century year for Winnipeg), but the property’s position on its street is strong for lot size and reasonable for price. This would suit someone willing to buy into a solid, established neighbourhood like Westwood, where the housing stock is consistent, and who prioritises lot potential over move-in-ready interior space. It’s less suited to buyers who need maximum square footage or a more modern footprint without renovation.

Frequently Asked Questions

1. How does the property’s value compare to others on Bedson Street?
It’s near the street average for assessed value, ranking 71st out of 122 homes. The average assessment on the street is $359,000, so this home is slightly below that, which may reflect its smaller living area relative to some neighbours.

2. Is the lot really that much bigger than typical homes in the area?
Yes. At 6,378 square feet, it’s above the street average of 5,651 and ranks in the top 19% on Bedson Street. Within Westwood it’s closer to the neighbourhood average, but citywide it still sits in the top quarter, so it’s a genuinely larger lot for the price point.

3. The living area seems small—should that be a concern?
It depends on your needs. At 1,078 sq. ft., it’s below the Westwood average of 1,372 and the city average of 1,342. It’s not unusually small for a 1960s home, but if you’re comparing to newer builds or larger family homes, you’ll notice the difference. The trade-off is the bigger lot.

4. What year was the house built, and how does that affect things?
1967. That’s right around the median for both the street and city. It’s not especially old or new for the neighbourhood—Westwood has many homes from the mid-60s. Expect typical maintenance for a home of that era: potential updates to mechanicals, windows, or insulation.

5. Is this a good option for first-time buyers or investors?
It could work for both, but for different reasons. First-time buyers get a larger lot in a stable neighbourhood at a below-average assessed price. Investors might see value in the land itself, especially if future development or density increases become possible in the area. The home’s smaller size could limit rental income potential unless renovations add square footage or basement suites are feasible.