Ottawa Condo Market Statistics - October 2025

Every month we take a closer look and drill down the sales data of Ottawa condos from the previous month. Here are the statistics for October 2025 in the top five "downtown" areas - Centretown, Byward Market and Sandy Hill, Little Italy (which includes Lebreton Flats), Hintonburg, and Westboro. The information will be specific to apartment-style condominiums, and only what is sold through the MLS. Also important to note that DOM (Day's On Market) is calculated to include the conditional period, which in Ottawa is roughly 14 days for almost every single transaction.

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Ottawa’s Market Stays Balanced as Inventory Eases in October

Ottawa’s housing market continued its steady rhythm through October, showing signs of balance as the fall season began to wind down. While sales and prices both nudged upward, inventory levels eased slightly, suggesting the market is settling into a sustainable pace after a busy summer.

Sales and Prices

A total of 1,177 properties sold across Ottawa in October, a small dip of 1.2% compared to the same time last year but up 8.1% from September. The average sale price climbed to $709,002, which is 2.7% higher month over month and 5.7% higher than October 2024. These gains reflect continued buyer confidence and stable demand, even as affordability remains a key factor for many households.

Year to date, 12,197 homes have changed hands — a 3.3% increase over 2024 — for a total value of $8.55 billion, up 6.5% year over year.

Inventory and New Listings

The number of active listings dropped from 4,388 in September to 4,232 in October, a 3.6% decrease. Although supply is still well above pre-pandemic lows, this dip marks a return to the typical fall slowdown. The months of inventory eased from 4.0 to 3.6, keeping Ottawa in a balanced territory where neither buyers nor sellers hold a clear advantage.

There were 2,405 new listings in October, down 15% from September but 13% higher than last year. This mix of stronger annual supply and seasonal cooling points to a market that is finding its footing after several years of volatility.

Home Price Index

According to the MLS® Home Price Index, Ottawa’s composite benchmark price was $622,700 in October, down slightly (0.7%) from September but up 0.7% year over year. By property type:

• Single-family homes: $692,400 (up 0.3% year over year)

• Townhomes: $456,300 (up 6.6% year over year)

• Apartments: $402,900 (up 0.1% year over year)

This steady pricing trend underscores the market’s stability and ongoing demand for a range of housing types.

Interest Rates and Outlook

The Bank of Canada’s second consecutive rate cut on October 29, 2025, lowered the policy rate to 2.25%. The move provided some relief for variable-rate mortgage holders and boosted optimism for next spring. However, the central bank signalled this may be the final cut in the current cycle, and economic caution remains.

OREB President Paul Czan summarized it well: “Ottawa’s market continues to demonstrate balance and resilience. We’re seeing modest growth in sales activity, stable pricing, and a seasonal easing of inventory levels. Buyers and sellers remain watchful of broader economic conditions, but the fundamentals here remain strong.”

What This Means for Buyers and Sellers

For buyers, this fall’s market offers more choice and less competition than the frenzied years of 2020–2022. For sellers, well-prepared homes priced correctly are still moving quickly — the average property spent 26 days on market in October.

Ottawa’s market is ending the year on steady ground: balanced, confident, and setting up for a healthier pace heading into 2026.

Important to note is that these statistics can only be as accurate as there are condos sold in Ottawa. The more condos sold in an area, the more accurate the averages will be.

Want to chat about your options? Fill out the form at the bottom of the page, or text/call us directly at 613-900-5700 or fill out the form at the bottom of the page.

Do you have any questions about how this information affects your investment or looking for more information to make the best decision about your purchase? Let’s chat! Fill out the form on the bottom of the page.

The Simple Things That Help Homes Sell Faster (That Most People Forget)

When I walk into a home for the first time, I can usually tell within thirty seconds how quickly it’s going to sell.
It’s not about the price tag or the neighbourhood.
It’s the little things.

The homes that move fast tend to have owners who care about how their home feels, not just how it looks on camera.

Here are a few small details I notice again and again that make a real difference when it’s time to hit the market.

1. Clean Is Good. “Hotel-Level Clean” Is Better.

Most sellers tidy up before showings. But the homes that get multiple offers? They feel spotless.
I’m talking about fingerprint-free appliances, shiny floors, and not a single smudge on the bathroom mirror.

It sounds extreme, but cleanliness signals care. It tells buyers, “This home has been looked after.” That first impression makes everything else, layout, size, and even price, feel more valuable.

If you’re not sure what needs attention, bring in someone who’s never been in your home before and ask them what stands out. They’ll notice what you’ve learned to ignore.

2. Lighting Changes Everything

When we photograph a listing, we turn on every single light. Even during the day.
Light makes rooms feel bigger, warmer, and more inviting.
Before showings, swap out any dull or mismatched bulbs. Replace harsh white lighting with a softer tone that feels calm and natural.

You don’t need designer fixtures. You just need consistency, the same warm glow from room to room.

3. Smell Is the Invisible Dealbreaker

No one wants to talk about this, but it matters.
Cooking smells, pets, scented candles, they all leave impressions that are hard to shake once a buyer walks through the door.

The safest bet? Neutral. Fresh air, clean linens, maybe a hint of citrus.
Don’t try to cover smells; remove them. You’d be surprised how often a lingering scent makes a buyer move on faster than anything else.

4. Don’t Just Declutter. Remove Personality Clutter.

You’ve heard “declutter” before, but that doesn’t only mean fewer things on countertops.
It means taking down the collection of magnets, personal photos, and the shelf of mismatched mugs you never use.

Buyers need space to imagine their own lives here. They can’t do that if they’re surrounded by reminders of yours.
When in doubt, pack it away early. You’ll thank yourself on moving day.

5. Focus on the First 10 Seconds

The entryway is the single most important space in the house. It sets the tone for everything else.
A bright mat, simple décor, and a place to hang a coat or bag go a long way.

If your front door sticks or creaks, fix it.
If the porch light is out, replace it.
Those tiny details tell buyers that you’ve taken care of what they can’t see.

6. Know That Photos Aren’t Just “Marketing”

Professional photography doesn’t just make a home look nice; it creates an emotional connection.
When a buyer is scrolling through listings late at night, your photos are the only thing standing between them and someone else’s home.

That’s why I always invest in professional photography and video. Because we’re not just showing what’s for sale. We’re showing what life could look like there.

Final Thought

The truth is, most buyers decide how they feel about a home before they even walk through the door. The goal isn’t perfection, it’s preparation.
Clean deeply. Light everything. Make it feel calm.
Those simple details do more than almost anything else to sell your home faster and for more money.

If you’re planning to list soon and want to know where to start, fill out the form below for more information.

What to Know Before Buying a Condo in Ottawa

Condos can be one of the smartest ways to buy into the Ottawa real estate market — but they also come with their own set of rules, costs, and long-term considerations. Whether you’re a first-time buyer, a downsizer, or someone looking for a low-maintenance lifestyle close to the city’s core, understanding how condos actually work will help you make a confident decision.

Here’s what to know before you buy.

1. Condo Fees Aren’t Just a “Monthly Bill”

Every condo owner pays monthly fees, but what those fees cover can vary dramatically. In Ottawa, condo fees typically range from $350 to $700 per month, depending on the building’s size, amenities, and age.

Those fees usually include things like:

• Building insurance and maintenance

• Snow removal and landscaping

• Common area utilities (lighting, heating, water)

• Contributions to a “reserve fund” for long-term repairs

Pro tip: Look beyond the number. A slightly higher fee in a well-managed building can be a good sign — it often means repairs are covered and the property is being taken care of.

2. Review the Status Certificate Carefully

Before buying, you’ll receive a status certificate — essentially a snapshot of the condo corporation’s financial health, rules, and upcoming repairs.

Here’s what to look for:

• Is the reserve fund adequately funded?

• Are there any special assessments planned (extra costs charged to owners for big repairs)?

• Do the bylaws or rules restrict things like short-term rentals, pets, or renovations?

Your lawyer will review this document with you, but it’s worth reading yourself to understand how the building operates and what might affect your ownership experience.

3. Not All Buildings Age the Same

A condo’s long-term value depends on more than its location.
Consider:

• Construction quality: Older buildings often have larger layouts and better materials, while newer ones may focus on amenities and design.

• Developer reputation: In Ottawa, established names like Claridge, Domicile, and Richcraft have track records you can research.

• Neighbourhood appeal: Proximity to LRT stations, parks, or shops in areas like the Glebe, Westboro, and Little Italy can drive resale value.

4. Understand How Lifestyle and Fees Intersect

If you plan to use the gym, pool, or rooftop patio every week, those amenities are worth the cost. But if you know you’ll rarely touch them, look for a smaller building with fewer shared spaces — they tend to have lower fees and a tighter community feel.

Buildings with 24-hour security, concierge services, or large indoor amenities naturally have higher overhead. Choose based on how you live, not just what looks good on a brochure.

5. Think About the Exit Strategy

Buying a condo is as much about resale as it is about lifestyle. Look for features that appeal to the next buyer, not just to you.

Units with:

• Parking and storage

• Balconies or outdoor space

• South-facing windows (for light)

• Low turnover in the building

…tend to hold value better in Ottawa’s market.

6. Ask Local Questions

Ottawa’s condo scene has its quirks — from snow removal logistics downtown to noise restrictions in heritage zones. Before you buy, talk to a local expert who knows which buildings are well-run, which ones struggle with maintenance, and which areas are up-and-coming.

Condos can offer incredible convenience and value, but understanding the details upfront will make your experience smoother and your investment stronger.

Take time to dig into the documents, ask questions, and think about your long-term lifestyle before signing. When you’re ready, work with someone who knows the ins and outs of Ottawa’s condo market — because no two buildings are quite the same.

10 Things to Know Before Selling Your Condo in Ottawa

Selling a condo in Ottawa isn’t quite the same as selling a freehold home — and understanding those differences can make all the difference in your sale price and timeline. From preparing your unit to reading the market, the condo selling process comes with its own set of challenges and opportunities.

Here’s what every Ottawa condo owner should know before listing their home for sale.

1. Timing Matters More Than You Think

The Ottawa condo market has distinct busy seasons. Spring and early fall tend to bring the highest activity, while summer and winter can slow down depending on the neighbourhood. Watching local sales trends can help you list at the right time for maximum visibility and price.

Explore current Ottawa market trends → [link internally to a market update or stats post]

2. Staging Makes a Big Difference in Smaller Spaces

Condos often compete with new builds and units staged by developers, so presentation is everything. Declutter, brighten, and simplify to make your space feel larger and more inviting. Professional photos and a clean, minimalist layout go a long way.

Learn more about preparing your home for sale → [link internally to a seller prep blog post]

3. Review the Status Certificate Before Listing

Buyers (and their lawyers) will request a copy of your status certificate during the offer process. Order it in advance from your condo corporation so there are no delays once an offer comes in. Having it ready can also make your listing more appealing to serious buyers.

Find out what’s in a status certificate → [link externally to RECO or Ontario condo resources]

4. Understand Your Condo Corporation’s Rules

Check for any restrictions that could affect your sale, such as short-term rental bans, pet rules, or renovation guidelines. Knowing these details in advance allows your real estate agent to position your listing clearly and avoid surprises during negotiations.

5. Highlight the Lifestyle, Not Just the Layout

When it comes to condos, buyers are often purchasing a lifestyle as much as a unit. Emphasize amenities like a rooftop terrace, gym, or underground parking, and mention what’s nearby — cafés, grocery stores, or bike paths all help sell the lifestyle of the neighbourhood.

Explore neighbourhoods like Westboro, Little Italy, and Centretown → [link internally to neighbourhood guide pages]

6. Know Your Market Value (and Your Competition)

Condos within the same building can vary in value depending on floor level, view, parking, and upgrades. A comparable market analysis (CMA) specific to your building helps determine the right price to attract offers quickly without leaving money on the table.

Learn about how condo values are calculated → [link internally to a pricing or valuation guide]

7. Invest in Professional Marketing

The Ottawa condo market is competitive, and buyers make decisions fast. Quality photography, video tours, and online exposure are non-negotiable. Units that look sharp online get more showings — and more showings mean stronger offers.

Discover what professional marketing includes → [link internally to a marketing-focused blog post]

8. Prepare for a Different Negotiation Process

Condo negotiations often involve conditions related to status certificate reviews, financing, and condo board approval. A strong agent will anticipate these and guide you through timelines and contingencies.

9. Be Transparent About Fees and Inclusions

Buyers will want to know what’s included in your condo fees, whether utilities are covered, and if there are any upcoming special assessments. Being upfront builds trust and speeds up the decision-making process.

10. Choose an Agent Who Knows Ottawa Condos

Every building has its quirks — and an agent familiar with Ottawa’s condo landscape can help you position your listing strategically, price it accurately, and attract the right kind of buyer.

If you’re thinking about selling your condo, reach out to the New Purveyors team at RE/MAX Hallmark. We work directly with Ottawa condo sellers every day, offering professional marketing, in-depth market knowledge, and a process designed to get results.

What to Look for When Buying a Condo in Ottawa: The Ultimate Buyer’s Checklist

Buying a condo in Ottawa is one of the easiest ways to step into homeownership — but it’s not always as simple as it looks. Between understanding fees, reviewing legal documents, and evaluating the building itself, there’s a lot to consider before you sign on the dotted line.

Whether you’re a first-time buyer or downsizing to a low-maintenance lifestyle, this guide breaks down everything you should look for when buying a condo in Ottawa.

Understand the Condo Type

Not all condos are created equal. Ottawa offers everything from glass high-rises downtown to stacked or row-style condo townhomes in the suburbs. Each type comes with different maintenance responsibilities and lifestyle perks.

Condo apartments typically offer amenities and less maintenance, while stacked or row-style condo townhomes often include private entrances and small outdoor spaces. Your choice affects both your monthly fees and resale potential.

Review the Status Certificate

Before you buy, always review the status certificate — a detailed document that outlines the building’s financial health, management details, and any upcoming expenses. This is where you’ll find out if there’s a special assessment on the horizon or if the condo corporation has healthy reserves.

A lawyer can review the certificate for you and flag any potential concerns before you commit.

Evaluate the Condo Fees (and What They Include)

Condo fees can vary widely depending on the building. In Ottawa, you can expect anywhere from $300 to $700 per month, depending on the size, age, and amenities.

Fees typically cover things like building insurance, snow removal, landscaping, and water — and sometimes even heat or hydro. But a low condo fee isn’t always a good thing. If fees are unusually low, it might mean the building isn’t saving enough for future maintenance.

Look at the Reserve Fund and Building Age

A healthy reserve fund ensures the building can handle major repairs without passing costs on to owners. Ask for a copy of the most recent reserve fund study, which outlines the balance and future projections.

Older buildings may have higher fees, but they’re often built with solid materials and larger floor plans. Newer builds can be more efficient, but might still be in the early stages of building their reserve funds.

Check the Neighbourhood and Transit Access

A condo isn’t just the building — it’s the community around it. Consider Walk Score, Bike Score, and proximity to amenities like grocery stores, gyms, and coffee shops. For commuters, access to LRT stations or major bus routes can make a big difference in resale value and daily convenience.

Ottawa neighbourhoods like Westboro, Little Italy, and Centretown offer urban convenience, while Barrhaven, Kanata, and Orleans provide quieter, family-friendly condo options.

Ask About Rules and Restrictions

Every condo has bylaws — and they can vary widely. Some buildings have pet restrictions, rental limitations, or renovation approval requirements. Make sure you understand what’s allowed before you buy, especially if you plan to rent your unit out or bring a furry friend along.

Work With a Local Expert

Buying a condo in Ottawa isn’t just about finding a nice space — it’s about making a smart investment. Working with a local expert who understands the nuances of each neighbourhood, building reputation, and resale trends can save you time, money, and stress.

We specialize in helping Ottawa condo buyers find the right fit for their lifestyle and long-term goals. From reviewing listings to guiding you through the offer and closing process, we make sure you’re confident every step of the way.

Moving to Ottawa: What You Need to Know Before You Relocate

Whether you’re moving to Ottawa for a new job, a change of pace, or a fresh start, Canada’s capital offers a lifestyle that’s hard to beat. Ottawa blends small-city charm with big-city opportunity—offering scenic neighbourhoods, a thriving food scene, and access to nature that few other capitals can match.

Before you pack your bags, here’s everything you need to know about making the move—straight from locals who live, work, and play here every day.

1. Ottawa Is More Than Just a Government Town

Yes, Ottawa is home to Parliament Hill and thousands of federal employees, but its economy is far more diverse than many realize. The city has a growing tech sector (often dubbed “Silicon Valley North”), major universities, a robust healthcare system, and countless small businesses driving innovation.

That means whether you’re in government, tech, education, or the arts, Ottawa offers opportunity without the pace or price tag of Toronto or Vancouver.

2. Choosing the Right Neighbourhood Matters

Ottawa’s neighbourhoods each have a personality of their own. Your experience here depends largely on where you choose to live:

• Centretown & The Glebe: Walkable, urban, and filled with cafés, boutiques, and nightlife.

• Hintonburg & Westboro: Trendy, artistic, and full of independent restaurants and breweries.

• Barrhaven & Orleans: Family-friendly suburbs with schools, parks, and more space for your budget.

• Sandy Hill & ByWard Market: Close to the action, ideal for students and professionals who love energy and convenience.

If you’re new to the city, renting for a year can help you explore different areas before buying—but working with a local agent who knows each pocket can save you time and stress.

3. The Weather Is Real — But So Are the Seasons

Ottawa is known for its dramatic seasons. Winters are cold, snowy, and last longer than most newcomers expect—but they also bring scenic skating on the Rideau Canal and cozy coffee shop culture.

Spring and summer are the reward: outdoor patios, waterfront biking trails, and festivals almost every weekend. Autumn is short but stunning, with Gatineau Park just across the river providing one of the best displays of fall colours in the country.

Invest in a good coat and boots, and you’ll learn to love how much the city changes through the year.

4. Getting Around Is Easier Than You Think

Ottawa is one of the most manageable major cities in Canada for commuting. The downtown core is compact, and many residents bike, walk, or take the LRT to work.

The city’s O-Train system continues to expand through 2025, connecting major suburbs like Barrhaven, Kanata, and Orléans to downtown. If you drive, traffic can get busy during rush hour but rarely gridlocked compared to larger metros.

Most residents find that a 25–35 minute commute from the suburbs is standard—manageable and predictable.

5. Ottawa’s Cost of Living Is Balanced

Compared to Toronto or Vancouver, Ottawa offers a refreshing mix of affordability and quality of life. Housing costs have risen in recent years but remain moderate for a capital city. You can still find condos under $400,000 in many parts of the city, and freehold townhomes or detached homes within a reasonable commute for far less than Toronto equivalents.

Groceries, transportation, and utilities are on par with other major cities—but access to green space, community amenities, and low crime rates make the overall value exceptional.

6. The Lifestyle Is Quiet—But Full of Life

Ottawa isn’t a party city, but it’s far from boring. Its strength is balance: lively enough to keep things interesting, calm enough to breathe. You’ll find a thriving restaurant scene, outdoor markets, and festivals like Winterlude, Bluesfest, and Tulip Festival.

It’s a place where work-life balance actually feels possible. You can go from an office downtown to a trailhead or kayak launch in under 20 minutes.

For many newcomers, that’s the biggest draw—Ottawa feels livable in every sense of the word.

7. The People Are What Make It Home

Ottawa is full of transplants—students, professionals, families, and newcomers from across Canada and around the world. That mix makes it easy to find your community.

Whether you join a local sports league, attend neighbourhood events, or simply chat with your barista at your new go-to café, it doesn’t take long to feel at home here.

Ottawa is welcoming, inclusive, and proud of its diversity. You’ll find neighbours who are just as new to the city as you are.

8. Tips for a Smooth Move

• Plan early: Rentals and listings move quickly, especially downtown.

• Consider the seasons: If possible, move in spring or fall—winter moves can be tough.

• Budget for setup: Factor in closing costs, utilities, and moving expenses (usually 3–5% of the purchase price).

• Connect locally: Find a real estate team that lives where they sell—it makes a huge difference in how seamless your transition feels.

Why So Many People Stay

Ask anyone who’s lived here for a few years, and they’ll tell you the same thing: Ottawa grows on you. It’s not flashy or fast-paced, but it’s steady, grounded, and filled with charm.

It’s a city where you can build a career, raise a family, or enjoy life at your own rhythm. And that balance—between work, community, and nature—is what makes people fall in love with it.

Final Thoughts

Moving to Ottawa is about more than changing your address—it’s about changing your lifestyle. Here, your mornings can start with a walk by the canal and end with a concert at Lansdowne or a sunset over the river.

If you’re considering making the move, let’s connect. We don’t just work here—we live here, and we’d love to help you feel at home in Canada’s capital.

Is It Better to Rent or Buy in Ottawa? A Realistic Guide for 2025 and Beyond

It’s a question almost every Ottawa resident asks at some point: should I keep renting, or is it finally time to buy?

The answer depends on more than just the market—it depends on your lifestyle, your long-term plans, and your financial comfort zone. Ottawa’s real estate landscape has changed dramatically in recent years, but so have the rental market and cost of living. Let’s take a closer look at the pros, cons, and key factors to consider before you make your move.

The Reality of Renting in Ottawa

Renting has its advantages—especially if flexibility is a top priority. With the city’s mix of condos, townhomes, and boutique apartments, renters can experience different neighbourhoods before committing long-term.

But Ottawa’s rental market has become increasingly competitive. Vacancy rates hover around historic lows, and average rent for a one-bedroom apartment downtown or in Centretown now often exceeds $2,000 per month. Add parking and utilities, and you could easily be spending $2,400 or more monthly—with nothing going toward equity.

Still, for those who move frequently, plan to relocate, or aren’t ready for the responsibilities of ownership, renting can make sense. You’ll enjoy predictable costs, less maintenance, and the freedom to move without worrying about resale.

The Case for Buying in Ottawa

Owning a home or condo comes with upfront costs—down payment, closing fees, and ongoing maintenance—but it’s also one of the most reliable ways to build long-term wealth.

Ottawa has remained one of Canada’s most stable housing markets, with steady demand driven by government, healthcare, and tech employment. That means homes tend to hold their value even when other cities experience volatility.

If you plan to stay in the same neighbourhood for at least five years, ownership starts to pay off. You’re building equity each month instead of paying rent to someone else, and you can benefit from appreciation over time. Plus, fixed-rate mortgages offer stability in an uncertain economy.

The Numbers Side-by-Side

Let’s compare a simplified example:

• Renting: A two-bedroom apartment in Hintonburg for $2,600/month = $31,200 per year, with zero equity earned.

• Buying: A similar two-bedroom condo worth $450,000 with 10% down might have a mortgage of roughly $2,400/month (depending on rate), plus property tax and condo fees—bringing it closer to $3,000 total.

The costs look similar month to month, but the difference is where your money goes. As a homeowner, part of that monthly payment builds equity. As a renter, 100% of it is an expense.

That said, ownership also means budgeting for maintenance, insurance, and unexpected repairs—things renters can ignore.

Lifestyle Matters More Than Math

Financially, the difference between renting and buying may come down to hundreds, not thousands, of dollars per month. But lifestyle is where the real difference lies.

Ask yourself:

• Do I plan to stay in Ottawa for at least five years?

• Do I want to personalize my space and make upgrades?

• Can I handle occasional surprises like a leaky roof or appliance replacement?

• Is stability more important to me than flexibility right now?

If you answered “yes” to most of those, buying might be the smarter long-term move. If not, renting can give you breathing room while you save or explore neighbourhoods that suit you best.

Ottawa’s Unique Advantage

Unlike larger cities, Ottawa offers options for both renters and buyers that fit within reasonable budgets. You can still find affordable condo townhomes in Barrhaven or Orleans, or rent a modern apartment in Little Italy or the ByWard Market without breaking the bank.

That balance is what makes Ottawa special: it’s possible to rent comfortably while you plan to buy, or to buy strategically without overstretching yourself. The key is understanding what fits your stage of life.

So… Should You Rent or Buy?

There’s no one-size-fits-all answer. Renting makes sense if you want flexibility, low commitment, or time to save. Buying makes sense if you’re ready to plant roots, invest in yourself, and take advantage of Ottawa’s stable market.

Whichever path you choose, the best first step is understanding your numbers—and your goals. Talk to a mortgage professional, run the math on what you can afford, and then connect with an agent who knows Ottawa’s neighbourhoods inside and out.

Final Thoughts

Whether you’re stepping into your first condo or weighing your fifth rental renewal, your decision deserves thoughtful planning. Ottawa offers something for everyone—you just need to align your next move with your lifestyle.

At Matt Richling Real Estate, we don’t just work here—we live here. If you’re ready to figure out whether buying or renting is right for you, let’s talk through your options together.

The Pros and Cons of Living in a Condo vs. a House in Ottawa

When it comes to buying a home in Ottawa, one of the biggest decisions you’ll face is whether to invest in a condo or a house. It’s not just about price — it’s about how you live, what you value, and what your goals are for the next five to ten years.

Ottawa is a unique city when it comes to housing choices. You can live in a modern high-rise overlooking Parliament, a townhome minutes from Barrhaven’s parks and schools, or a century-old detached home in the Glebe — all within 25 minutes of each other. Each type of home has its own lifestyle attached to it.

Let’s break down the pros and cons of each option, with real Ottawa context to help you figure out which one fits your lifestyle and long-term goals.

Why Ottawa Condos Appeal to So Many Buyers

1. Maintenance-Free Living

One of the biggest draws of condo ownership is the freedom from chores. No more snow shovelling at 6 AM before work, mowing the lawn on a 30°C weekend, or worrying about roof repairs. Your condo fees cover most of the upkeep, including landscaping, snow removal, exterior maintenance, and often water or heat.

For busy professionals, downsizers, or those who split their time between homes, that peace of mind is worth every penny. It’s the “lock it and leave it” lifestyle that lets you travel without worrying what’s happening back home.

Buildings like The Gotham in Centretown or The SoHo Lisgar downtown are perfect examples — sleek, low-maintenance living that lets residents focus on enjoying their city, not maintaining it.

2. Prime Locations at a Fraction of the Price

Ottawa’s most desirable neighbourhoods — think Westboro, Little Italy, the ByWard Market, and Hintonburg — are where condos shine. Detached homes in these areas can easily run north of $1.2M, but a one-bedroom or two-bedroom condo puts you right in the middle of the action for half that.

For buyers who want to walk to their favourite coffee shop, bike along the Ottawa River Pathway, or hop on the LRT for their morning commute, condos make city living attainable. You’re buying more than square footage — you’re buying a lifestyle of accessibility and convenience.

3. Amenities You’ll Actually Use

Ottawa developers have raised the bar on condo amenities in recent years. Rooftop terraces with fire pits, fully equipped gyms, pet wash stations, bike repair rooms, car washes, and even co-working lounges are now standard features.

Take Claridge Icon in Little Italy — it’s the city’s tallest residential tower, featuring a yoga studio, rooftop patio, and sweeping views of Dow’s Lake. These features can easily replace monthly gym memberships, save you space, and add social opportunities to your routine.

4. Predictable Costs

While condo fees can scare some buyers, they’re actually predictable budgeting tools. Unlike home ownership where maintenance costs can fluctuate wildly, condo owners share expenses through a reserve fund. That means you won’t be hit with a surprise $15,000 roof bill — you’ll pay a smaller, steady contribution that’s planned years in advance.

For first-time buyers or those living on a fixed income, this predictability can make condo ownership more comfortable and financially sustainable.

The Trade-Offs of Condo Living

Condos aren’t perfect — and they’re not the right fit for everyone.

1. Limited Control

You own your unit, but you share decisions with the condo board. Renovations, pets, rentals, and even the colour of your front door (if you have one) are often subject to rules. While these rules protect property values, they can also limit personal freedom.

2. Monthly Fees Add Up

Condo fees vary depending on building size and amenities, but Ottawa averages between $400–$700 per month. That said, luxury buildings with pools or concierge services can push well above $1,000. It’s important to factor these fees into your mortgage calculations early.

3. Resale Can Depend on the Building

When you buy a condo, you’re also buying into the building’s reputation. Well-managed condos hold value, but poorly maintained ones can see slower appreciation. Always ask about the reserve fund, status certificate, and recent special assessments before committing.

Why Ottawa Buyers Still Love Houses

1. Space and Privacy

A house gives you what no condo can — space to spread out. Whether that’s a backyard for summer barbecues, a driveway for guests, or the freedom to crank your music without worrying about your neighbours, it’s all yours.

Neighbourhoods like Kanata Lakes, Orleans Avalon, and Stittsville Crossing are popular for families because they combine newer builds, quiet streets, and nearby schools.

2. Appreciation and Land Value

Over time, land in Ottawa tends to appreciate faster than units in a shared building. Detached and semi-detached homes have the advantage of limited supply — the city can only grow so far outward before hitting zoning restrictions or greenbelt boundaries.

If you’re focused on long-term wealth building, single-family homes generally offer stronger appreciation and resale value, especially as Ottawa’s population continues to rise.

3. No Shared Decisions or Fees

When you own a house, you call the shots. You decide when to renovate, which contractor to hire, and where to invest your money. There’s no condo board to consult and no monthly fee to maintain common areas.

While that means more responsibility, it also means full control — a major advantage for buyers who value independence.

4. Room to Grow

A house offers more flexibility as your needs change. Maybe it’s space for kids, a home office, a home gym, or an income suite in the basement. Detached homes allow for creativity that’s often impossible in condo living.

In areas like Riverside South and Barrhaven, many owners have built secondary dwelling units to offset mortgage costs or accommodate extended family — something that’s become a growing trend since Ottawa expanded its SDU bylaws.

The Challenges of House Ownership

1. Maintenance Costs

While condo owners pay fees, homeowners pay for everything themselves — roof, windows, furnace, landscaping, and more. Annual maintenance can easily reach 1–2% of your home’s value.

2. Location Trade-Offs

If you’re looking for a detached home under $800,000, you’re probably not buying in the Glebe. Detached affordability often pushes buyers farther from the city core, which can mean longer commutes and fewer walkable amenities.

3. Higher Upfront Costs

Beyond the purchase price, larger lots and more square footage mean higher property taxes, insurance, and utility costs. Buyers should budget carefully to avoid being “house poor” — rich in assets but tight on monthly cash flow.

How to Decide: Condo or House?

Start by asking yourself a few key questions:

• How much time do you realistically want to spend on home maintenance?

• Is your priority lifestyle and location, or space and long-term appreciation?

• Do you plan to live here short-term or long-term?

• How important is walkability and access to transit to your daily life?

For example:

• A young professional who loves being downtown and travels often might thrive in a condo at The Slater or Cathedral Hill.

• A growing family might prefer a detached home in Half Moon Bay or Morgan’s Grant, where space and schools take priority.

• Downsizers who want simplicity may choose a luxury condo like The Charlotte or Westboro Station, trading square footage for convenience and community.

There’s no wrong answer — only the home that fits your life best.

Final Thoughts

Ottawa offers one of the most diverse housing markets in the country. Whether it’s the energy of downtown condo life or the calm of suburban home ownership, each choice represents a different kind of freedom.

If you’re unsure which path makes the most sense for you, explore both options. Walk through condo buildings, tour suburban neighbourhoods, and get a feel for how each lifestyle aligns with your day-to-day routine.

What We Wish Every Buyer Knew Before Their First Viewing

There’s a moment in every buyer’s journey where research becomes reality. You’ve spent time comparing listings online, imagining life in new neighbourhoods, scrolling through photos that make every kitchen look spotless and every room feel bright and open. Then, one day, you find yourself standing on a real front step, waiting for the key to turn in the door.

Your first home viewing isn’t just an appointment. It’s a milestone.

It’s also a moment where expectations and the real world come together for the first time. For many buyers, this is when clarity begins. For others, it’s when they realise there’s a lot more to home shopping than clicking “favourite” on a listings app.

At New Purveyors, we’ve walked thousands of feet through Ottawa homes. Here’s what we believe every buyer deserves to know before they step inside their first viewing — not just to feel prepared, but to feel empowered.

Buying a Home Is a Gradual Uncovering of What You Truly Want
There’s a perception that you should walk into a home and experience a lightning-bolt moment of recognition. The truth is that most buyers only discover their real priorities after seeing a few properties.

The first few viewings act as a baseline. They set context. They help you understand what space feels right, which layouts support your day-to-day living, and what compromises you’re willing to make. You’re learning about homes, but you’re also learning about yourself.

A property that looks like a “maybe” online may be an immediate “no” in person — and that’s productive. Every step forward is valuable, even when it means ruling something out.

Photos and Marketing Tell a Carefully Curated Story
High-quality listing photos and staging are designed to highlight strengths — and they’re very effective at doing so. Rooms appear larger, windows seem brighter, and imperfections disappear into clever angles.

A viewing reveals the truth that photos can’t show:

• How narrow a hallway feels when two people walk through
• Whether the kitchen layout flows when someone is cooking
• If the stairs creak or the neighbour’s dog is loud
• How much natural light actually hits the living room at noon

Instead of looking for a perfect match to the photos, pay attention to how the home allows you to move, relax, cook, wake up, and live.

Your Must-Haves List Should Be Flexible, Not Fixed
Almost every buyer begins with a list of non-negotiables — and almost every buyer ends up changing it.

Some features look like deal-breakers until you see how everything else fits together. For example:

• You might trade a second full bathroom for a better neighbourhood.
• A smaller backyard may be worth it if it means backing onto a quiet path.
• A home needing cosmetic updates might suddenly beat a fully renovated one if the layout and location are better.

Priorities sharpen through experience, not assumptions.

Neighbourhood Quality Shapes Daily Life More Than Any Feature Indoors
Many buyers overlook what lies outside the walls of a home. Yet location influences happiness long after the novelty of new finishes wears off.

During your visit, take time to explore the surroundings:

• How long does it take to drive to work during peak hours?
• Are the closest amenities places you’ll use weekly or just occasionally?
• Does the street feel safe and comfortable to walk at night?
• What is parked on the neighbouring driveways — cars, trailers, construction material?
• Do most homes feel well-maintained, or are many showing signs of neglect?

A beautifully renovated home in the wrong setting rarely stays your favourite for long.

Condition and Structure Matter More Than Décor
It’s easy to be distracted by surface elements: bold wallpaper, dark paint colours, outdated cabinets. But these are the simplest and most cost-effective things to improve.

The harder (and more expensive) realities to change include:

• A chopped-up or awkward layout
• A basement that shows signs of moisture
• Small windows and poor natural light
• Aging roofs, HVAC, and plumbing systems
• Limited storage and closet space
• Lack of parking or poor driveway configuration

Cosmetics can evolve with your style — the bones of the home are what you’ll live with long-term.

Ask Questions Even If You’re Unsure What to Ask Yet
Your agent isn’t just there to unlock the door. Their experience becomes most valuable during viewings: noticing things you may miss, evaluating upgrades that don’t add value, identifying common issues for homes built in a specific era, and helping you see future resale implications.

You’re not expected to know what to ask — curiosity in any form is a great start. Any question that helps you feel more informed is the right one.

There Is No Perfect Home, But There Are Excellent Matches
Perfection is a moving target. Even after buying, homeowners often tweak their spaces to better suit their lives — painting rooms, enhancing storage, or upgrading floors over time.

The goal is to find a home that truly supports your lifestyle:

• Enough space to grow into without paying for rooms you’ll never use
• A location that makes the rest of life easier
• A layout that feels natural and intuitive
• A place where you can see yourself coming home after a long day

A great home feels like possibility, not pressure.

Your First Viewing Is About Education, Not Commitment
This step isn’t to determine whether you’re ready to write an offer — it’s to build confidence. The more homes you see, the more prepared you feel when the right one comes along.

We’re here to offer guidance without pressure, strategy without stress, and clarity throughout the search. By the time you do find the home that fits, you’ll recognise it not because a list told you so, but because the journey leading there made sense.

If you’re thinking about your first steps into the Ottawa market, we’d love to help you feel confident and supported from day one. Let’s explore what home could look like for you — starting with that very first viewing.

Why the Autumn 2025 Market in Ottawa Is Ripe for Savvy Buyers

Buying or selling a condo in Ottawa right now might feel uncertain — interest rates are still adjusting, listings seem unpredictable, and social media chatter doesn’t make it easier to know what’s really happening. But fall 2025 is actually shaping up to be one of the most strategic times of the year to make a move, especially for those who understand how the market works beneath the headlines.

As someone who’s been working in Ottawa’s condo market for over a decade, I’ve learned that timing your move is less about “waiting for the perfect moment” and more about knowing how to navigate what’s in front of you. Here’s why this season offers opportunity — and how to take advantage of it.

1. The Market Has Balanced — Finally

After years of rapid growth and unpredictable bidding wars, Ottawa’s condo market has started to find balance. Prices have steadied, and buyers have regained some breathing room. For sellers, that means the frenzy is gone, but serious buyers are still out there — often better prepared, pre-approved, and motivated to close before winter.

For buyers, the shift means more power in negotiation. There’s more inventory to choose from, and less pressure to rush into decisions. You can actually compare buildings, weigh condo fees, and understand what lifestyle best fits your needs instead of competing in blind bidding wars.

2. Sellers Are Motivated (and So Are Landlords)

Many sellers who listed in the summer are eager to close before the end of the year. That motivation can work to your advantage if you’re buying, especially for properties that have been sitting longer than average.

At the same time, Ottawa’s rental market remains tight. Investors who purchased units for short-term gains are finding that selling makes more sense than holding. That’s creating rare opportunities to purchase well-maintained, tenanted units in sought-after buildings — something we rarely saw during the 2020-2023 boom years.

3. Fall Listings Show the Truth About a Condo

Summer light and greenery can hide a lot of flaws — like poor natural lighting or noisy surroundings. In fall, you see the reality. The cooler months expose how well a building is maintained: whether the windows are sealed properly, how the lobby feels in low light, or whether that south-facing unit really gets as much sunshine as advertised.

This season lets buyers experience what living there will actually feel like most of the year. It’s also when property managers handle routine maintenance and reserve fund updates, giving you more accurate information about building health.

4. Negotiation Is Smarter (and More Data-Driven)

In early fall, we tend to see serious sellers who understand the market — not just those testing it. This creates room for genuine negotiation. The gap between list and sale price has widened slightly compared to earlier in the year, but not in a way that signals weakness. It signals realism.

At this point in the cycle, successful buyers and sellers both use data. I always encourage clients to compare similar floor plans within the same building or even vertically — two identical layouts on different floors can have very different values depending on view, exposure, and noise level. This attention to detail is where deals are made.

5. Ottawa Neighbourhoods Are Redefining “Downtown Living”

Over the past few years, downtown Ottawa’s definition has expanded. Areas like Little Italy, Hintonburg, and Old Ottawa East have transformed into lifestyle destinations where residents can walk to cafés, fitness studios, and the LRT.

These communities attract a growing number of professionals who want the convenience of urban living without the chaos of the core. Buyers focused on lifestyle and walkability should pay attention now — the best value often sits just one or two neighbourhoods outside Centretown.

6. Condos Remain the Entry Point for Homeownership

Even with fluctuating rates, condos continue to be Ottawa’s most accessible form of homeownership. The average condo price in many downtown buildings still sits below the cost of a freehold townhouse in suburban areas. For young professionals, downsizers, and investors alike, they offer stability, convenience, and a lower-maintenance lifestyle.

The key is knowing which buildings have strong reserve funds, healthy management, and resale value. My team spends significant time analyzing these factors so clients can buy with confidence — not surprises.

7. The Advantage of Moving Before Winter

Closing in the fall means you’re settled before the snow flies. Moving companies are less busy, contractors have more availability for small updates, and you’ll have time to enjoy your new space over the holidays. For sellers, a successful fall sale lets you start the new year without carrying costs or uncertainty.

8. How to Make the Most of This Season

For Buyers:

• Get pre-approved now — it strengthens your position in negotiations.

• Tour a variety of neighbourhoods and buildings before narrowing down your search.

• Focus on fundamentals: location, layout, and building health matter more than short-term price swings.

For Sellers:

• Invest in professional photography and videography. Presentation still wins.

• Price competitively from day one. Today’s buyers are informed, and properties that linger too long risk being overlooked.

• Highlight the lifestyle — proximity to transit, shops, and cafés is often as important as square footage.

9. A Smart Market Favours Smart Strategy

Ottawa’s fall 2025 market isn’t about taking big risks — it’s about making thoughtful, informed moves. The right pricing, marketing, and timing strategy can make all the difference. Whether you’re upgrading, downsizing, or investing, it’s a season of opportunity for those who plan ahead.

Thinking About Your Next Move?
If you’re considering buying or selling this fall, let’s talk. I’ll walk you through current data, comparable sales, and the unique nuances of Ottawa’s condo market — so your decision is strategic, not emotional.

Why Some Ottawa Condos Hold Their Value Better Than Others

Buying a condo isn’t just about finding a great place to live — it’s also about making a smart investment. Whether you’re a first-time buyer or a seasoned investor, understanding what makes certain Ottawa condos hold their value better over time can make a big difference when it’s time to sell.

Here’s what I’ve seen over the years that separates the condos that stay strong in value from those that struggle.

1. Location Still Rules — But Micro-Location Matters

Everyone knows location drives real estate value, but in Ottawa, micro-location is everything. Two buildings just a few blocks apart can perform completely differently.

Condos near the LRT, grocery stores, or universities tend to appreciate faster, especially in neighbourhoods like Westboro, Hintonburg, and Centretown. Buildings near parks, bike paths, or river views often command a premium, too.

Even within one neighbourhood, things like a quieter side street, better walkability, or being farther from busy nightlife can change how buyers perceive value.

2. Strong Management and Low Turnover

A well-managed condo is a quiet powerhouse for long-term value. When the condo board handles maintenance, budgeting, and communication well, the building ages gracefully — and buyers notice.

Low turnover (fewer units constantly for sale) is another good sign. It means residents are happy, and the building attracts like-minded owners who care about upkeep.

If you’re considering a building, check how often units sell. A stable building with steady ownership almost always holds its value better.

3. Reasonable Condo Fees (That Make Sense)

Buyers often think low condo fees are automatically good — but that’s not always true. Unrealistically low fees can mean the building isn’t saving enough for future repairs.

On the flip side, high fees aren’t necessarily bad if they include key utilities or amenities that add real value (like heating, water, concierge, or a gym).

In Ottawa, most stable condo corporations have fees that rise slowly over time, supported by healthy reserve funds. Buildings that balance affordability with proper maintenance usually see stronger resale values.

4. The Right Mix of Units

A building full of studio or one-bedroom condos can be volatile — they’re often bought and sold by investors, which means turnover and price fluctuations.

Buildings with a mix of one- and two-bedroom units, or those that attract long-term owners (like downsizers or professionals), tend to maintain value more steadily.

If you’re buying with resale in mind, look for layouts that appeal to a wide audience — open kitchens, usable balconies, and natural light go a long way in Ottawa’s condo market.

5. Developer Reputation and Build Quality

Not all developers are created equal. In Ottawa, names like Domicile, Richcraft, and Uniform are known for solid construction and attention to detail. Those reputations carry weight years later when you go to sell.

Poorly built or rushed projects, on the other hand, can struggle with noise transfer, HVAC issues, or frequent special assessments — all red flags for resale.

A good rule of thumb: if the developer is still building locally and maintaining a strong track record, their past projects are likely to keep appreciating.

6. Timeless Design and Smart Upgrades

Trends come and go, but clean design always sells. Neutral finishes, efficient storage, and modern kitchens age well — while dark cabinetry, ornate lighting, and unusual layouts can date a space quickly.

When owners invest in thoughtful upgrades (like flooring, lighting, or appliances), it shows. Condos that feel updated and move-in ready will always outperform those that feel “tired,” even in the same building.

7. Supply, Demand, and the Market Cycle

Finally, timing matters. Ottawa’s condo market has expanded rapidly in the last decade, especially in the downtown core and west end.

Buildings that entered the market before major supply spikes (like pre-2018 builds in Centretown or the Glebe) often have more established reputations and lower fees compared to brand-new buildings with higher costs.

Keeping an eye on new construction trends, population growth, and transit expansion can help predict which areas are poised for steady appreciation.

The Bottom Line

A condo’s value isn’t just about square footage or finishes — it’s about how all these pieces work together. The right building in the right location, backed by strong management and timeless design, can hold its value for decades.

If you’re thinking about buying or selling a condo in Ottawa and want to understand how your building compares, I’m always happy to help you look at the numbers, not just the listing.

Ottawa’s Next Wave of Condo Living: Real Micro-Communities, Not Just Amenity Lists

If you have toured many condo buildings in Ottawa, you have likely seen the same familiar pitch: gym, party room, rooftop terrace, perhaps a guest suite. These features are pleasant, but hardly transformative. The next wave of condo living is different. A few local projects are quietly testing something bigger than a checklist of amenities. They are building micro-communities within their walls—spaces and programming intended to be used daily, not just admired on opening day.

This post explores what a condo micro-community really means in practice, where it is already showing up in Ottawa in 2025, and how buyers and investors can spot the difference between meaningful community design and surface-level amenities.

What Does a Condo Micro-Community Mean?

A condo micro-community is more than residents who nod at one another in the elevator. It is a building intentionally designed and operated to encourage connection, shared use, and convenience. It may include co-living units with shared kitchens, amenity spaces that feel like extensions of residents’ homes, supply bars or tool libraries, flexible coworking lounges, and robust programming to bring people together.

A key distinction is that these are behaviourally useful — not just rooms to showcase. They are designed for daily use, with systems and rules that support that use. The aim is not just to sell square footage, but to build ongoing value in resident experience and retention.

Why Ottawa in 2025 Is Ready

Three major trends align to make micro-community models especially relevant in Ottawa:

1. Remote and hybrid work: As more people blend work and home life, in-building quiet pods, lounge nooks, and seamless Wi-Fi become essential, not optional.

2. Desire for community and convenience: Buyers increasingly crave connection and easier living—especially in urban cores, without sacrificing privacy.

3. Investor and developer differentiation: In a softening market, buildings need more than finishes to stand out. Community features help retain residents, reduce turnover, and support narrative in marketing.

With the baseline of amenity expectations now high in many towers, the premium will shift toward usability, engagement, and intentional programming.

Ottawa Examples of Micro-Community in Action

Below are real and evolving examples in Ottawa and the region illustrating how parts of the micro-community equation are already being deployed.

Voda at Zibi: Co-living + Turnkey Shared Spaces

Zibi’s Voda development integrates furnished co-living suites alongside traditional condos. The co-living suites include private bedrooms and shared common areas, with leasing that handles furnishings and roommate matching. The development also offers a supply bar for everyday essentials— a practical shared resource meant to reduce friction in daily life. This kind of turnkey co-living model lowers barriers to move in and supports occupancy.

Greystone Village: Amenity Depth that Supports Your Routine

In Old Ottawa East, Greystone’s condo buildings feature amenities designed to support residents’ actual habits. They include guest suites (for visiting family or extended stays), a dining room for resident gatherings, a social lounge, fitness and yoga facilities, a pet spa, kayak storage, and car and bike wash stations. These are not just decor; they address real tasks and opportunities residents face in their day-to-day lives.

The Rideau at Lansdowne: Signature Spaces that Tie into the Neighbourhood

The Rideau at Lansdowne offers more than standard amenities. One standout feature is a viewing lounge overlooking the adjacent stadium, turning big game nights into in-home events. With its rooftop, lounges, concierge services, and strong connections to the surrounding culture and sports infrastructure, it turns a building into a local landmark and community hub.

Claridge Icon & The Slater: Premium Amenities as a Starting Base

Though not micro-community experiments per se, high-end towers like Claridge Icon and The Slater provide a benchmark of what residents expect: pools, yoga or fitness studios, theatre or screening rooms, party lounges, concierge service, and outdoor terraces. These buildings illustrate what the baseline is today—and offer a foundation on which micro-community features could be layered.

Ottawa Cohousing Projects: Lessons in Governance & Community

Cohousing is not a condo model, but Ottawa’s existing cohousing projects (such as Terra Firma and Soul Sisters) prove that intentional community living, shared decision making, and resident cooperation can work in this region. While not replicable exactly in large towers, the governance structure, onboarding practices, and shared spaces of cohousing are instructive for developers and condo boards seeking community beyond surface features.

How Amenity Spaces Evolve into A Community

Even identical physical rooms can either sit empty or buzz with life depending on how they are designed, operated, and managed. Here is how you spot the difference:

• Spaces with purpose and clarity. A guest suite with an online reservation system is more usable than a vague “flex room” with no defined function.

• Smart location and adjacency. Lounges and coworking pods near lobbies or pedestrian flow zones invite use; hidden rooms do not.

• Low-friction rules and scheduling. Transparent booking windows, clear noise hours, and simple cleanup expectations minimize conflict.

• Resident committees and programming. A social, wellness, or events committee turns rooms into recurring gatherings.

• Built-in storage and “third spaces.” Infrastructure like kayak racks, pet wash stations, bike tools, and supply bars turn everyday tasks into on-site conveniences.

In Ottawa, examples like Greystone (kayak storage, pet spa) and Voda (supply bar, shared common areas) show how small additions tangibly shift usage.

What to Watch For When Touring Buildings

If you want more than a pretty amenities list, here are key questions to ask:

1. Which amenities get used weekly vs. which just get photographed?

2. How are guest suites and lounges booked (app, front desk, binder)?

3. If co-living exists, who handles roommate matching, furnishing, and shared area cleaning?

4. Are there resident-led groups or committees?

5. What are the rules for pets, guests, and equipment storage?

6. Is Wi-Fi strong and consistent in all common areas?

7. How is liability and insurance handled for shared spaces?

Asking these forces the developer or board to reveal whether community design is a marketing pitch or operative reality.

Why Micro-Community Features Support Value

From an investment and ownership perspective, meaningful community features deliver:

• Broader demand pool. Co-living and flexible units attract renters, newcomers, and hybrid workers who prefer furnished, low-commitment residences.

• Better retention. Residents are more likely to stay when everyday conveniences (guest suites, storage, social spaces) reduce pain points around hosting, storage, and lifestyle.

• Stronger differentiation. Signature communal rooms (like stadium viewing lounges) create memorable identity and marketing traction without extra spend.

• Resilience in soft markets. Well-lived buildings with engaged residents resist vacancy and turnover better than ones with unused showrooms.

Buildings win when people live and linger; not just when they buy and move out.

Final Thoughts

Ottawa already holds the building blocks of real condo micro-communities. Voda’s co-living model brings flexibility. Greystone proves that everyday amenities matter when aligned with life rhythms. The Rideau’s signature lounge connects building to context. The towers with the longest list of unused features will fade; the ones with real gathering, usable space, and resident momentum will lead.

10 Smart Questions to Ask Before Buying a Condo in Ottawa

Buying a condo can be one of the smartest ways to get into the Ottawa real estate market. Condos often offer excellent locations, convenient amenities, and a lower-maintenance lifestyle that appeals to busy professionals, first-time buyers, and downsizers alike. But not all condominiums are created equal, and the details behind the building can make or break your experience.

Before you fall in love with the view or the staging, take time to ask the right questions. These ten will help you look beyond the surface and make a confident, informed purchase.

1. What does the condo fee include?

Every condominium in Ottawa has a monthly maintenance fee, but what that fee covers can vary greatly between buildings. Some include heat, water, and building insurance, while others may only cover basic maintenance and reserve fund contributions. In newer buildings, you might see extra amenities like a gym or rooftop terrace reflected in the fee.

Ask for a clear breakdown of what your fee includes and what it does not. If utilities, parking, or storage are billed separately, factor those into your monthly costs so there are no surprises later.

2. How healthy is the reserve fund?

A condo’s reserve fund is its emergency savings account. It covers long-term repairs such as roof replacements, hallway renovations, garage resurfacing, and other major projects. Before you buy, review the building’s most recent status certificate, which outlines the reserve fund balance and upcoming planned expenses.

A healthy reserve fund suggests that the condo board is proactive about maintenance and budgeting. A weak one could mean that future owners will need to contribute more through a special assessment.

3. Are there any upcoming special assessments or major repairs?

A special assessment is an extra one-time payment that owners are required to make when the reserve fund is not enough to cover a major repair or replacement. Examples include replacing elevators, repairing balconies, or upgrading building systems.

Ask whether there are any known or pending assessments. If the building is older or has been deferring maintenance, it is especially important to know what projects are on the horizon and whether they are already budgeted for.

4. How well is the building managed?

A well-run condominium makes daily life smoother and protects property values over time. You can usually tell how strong management is by the tone of communication, the cleanliness of common areas, and the responsiveness to maintenance issues.

Ask who manages the building, how often the board meets, and how owners are informed about changes or repairs. If you are able, speak with current residents to hear their experience first-hand.

5. What are the rules, bylaws, and restrictions?

Condo corporations have bylaws that all residents must follow. These can include rules about pets, short-term rentals, smoking, balcony use, and noise. Review them carefully to ensure they fit your lifestyle.

For example, if you have a dog or plan to rent out your unit occasionally, make sure the building’s policies allow it. Some newer Ottawa condos restrict Airbnb or other short-term rentals, while others have weight limits or breed restrictions for pets.

6. What amenities are available, and what is their condition?

Amenities are one of the biggest perks of condo living. Rooftop patios, fitness centres, party rooms, and guest suites can add convenience and value. But not all amenities are equal, and maintaining them can be costly.

During your tour, inspect common spaces and ask when they were last updated. Outdated gyms or underused party rooms can signal that the board is not reinvesting in the property. On the other hand, well-maintained and regularly upgraded amenities indicate active management and pride of ownership.

7. What are the parking and storage options?

Parking is often a deciding factor for Ottawa buyers, especially downtown. Ask whether a parking space is included with the unit or if it must be purchased or rented separately. If you plan to own an electric vehicle, check whether charging infrastructure is available or permitted.

Storage lockers are another key detail that can make small-space living easier. Find out where lockers are located, how large they are, and whether they are individually deeded or shared.

8. How much noise transfer or privacy is there between units?

Condos share walls, floors, and ceilings, so sound insulation matters. Ask about the construction quality, especially if the building is older. Concrete construction tends to offer better soundproofing than wood-frame.

During a showing, try to visit at a busy time of day and listen for noise from neighbours, elevators, or hallways. Privacy and peace of mind are hard to change once you move in, so this is worth paying attention to early.

9. What is the history of resale values in the building?

Some Ottawa condos hold value better than others. Factors such as location, management quality, building design, and demographic mix all play a role. Ask your agent to provide recent sale prices within the same building to see how units compare.

If resale values are consistent or improving, it is a sign of healthy demand and good upkeep. If prices have been dropping, find out why. It could be related to higher condo fees, poor management, or oversupply in the area.

10. What are the neighbourhood’s long-term plans?

Ottawa is growing quickly, and new development can have both benefits and drawbacks. A nearby LRT station or revitalized street can increase property values, while ongoing construction can affect noise and traffic for years.

Research planned infrastructure projects, zoning changes, or major commercial developments in the area. A knowledgeable real estate agent can help you interpret city planning documents and identify where growth is headed.

A Few Bonus Tips for Ottawa Condo Buyers

• Always review the status certificate carefully before finalizing your offer. It contains crucial information about the building’s finances, bylaws, and insurance.

• Get an inspection even for condos. Inspectors can check HVAC systems, appliances, plumbing fixtures, and other elements within your unit that you are responsible for.

• Walk the neighbourhood at different times of day to get a sense of traffic, parking, and safety.

• Compare condo fees across similar buildings, but remember that a low fee is not always a good thing if it means the property is under-maintained.

If you’re exploring options, check out our listings for The Hideaway or 90 George Street — two popular downtown condo buildings.

The Takeaway

Buying a condo in Ottawa is about more than just square footage and finishes. It is about understanding how the building is run, how it will age, and how it fits your lifestyle. Asking detailed questions before you buy can save you money, stress, and frustration later.

Whether you are buying your first home or adding an investment property to your portfolio, take the time to dig deeper into each building’s story. Ottawa’s condo market offers incredible variety, but the best decision is always the one made with full confidence and clear information.

What Every Ottawa Homebuyer Should Know

Buying a home is one of the biggest financial decisions most people will ever make — and in Ottawa’s market, that decision comes with extra layers of planning and patience. Whether you’re buying your first condo, upsizing to a family home, or exploring investment options, understanding how the process works locally can make all the difference.

Get Real About Your Budget

Before you start scrolling through listings, it’s essential to understand what you can comfortably afford long term. Many buyers calculate their monthly mortgage payment but forget about the extras that come with homeownership: property taxes, utilities, maintenance, and, for condos, monthly fees.

You’ll also want to factor in closing costs, such as legal fees, land transfer tax, and title insurance. A good rule of thumb is to budget roughly three to four percent of your purchase price for these expenses. Finally, secure a mortgage pre-approval before you start shopping. It helps you know your price range and shows sellers you’re serious.

Be Ready to Move Fast — or Walk Away

Ottawa’s most desirable homes often sell quickly, especially when they’re well-priced. Being prepared is key. Have your financing in place, know your must-haves versus nice-to-haves, and be decisive when a great opportunity arises.

That said, don’t rush into a purchase you’ll regret. Sometimes the best decision you can make is to walk away from a property that doesn’t feel right or stretches your budget too far.

Choose Your Neighbourhood with the Long Game in Mind

The home itself is only part of the equation. Where you buy matters just as much. Consider your commute, access to amenities, future development plans, and overall resale potential.

Ottawa’s neighbourhoods vary widely — from the character homes and shops of the Glebe to the modern condos of Centretown and the family-focused streets of Barrhaven. Think about how your lifestyle might evolve over the next few years, and choose a location that will still work for you down the road.

Inspections and Hidden Costs

No matter how perfect a home looks, always invest in a professional inspection. It’s the best way to uncover potential issues with structure, roofing, plumbing, or electrical systems before you buy.

Ask for recent utility and tax bills to get a sense of ongoing costs. Homes often come with hidden expenses, from aging HVAC systems to small repairs that add up quickly. Planning ahead helps you budget realistically and avoid surprises.

Use the Market Cycle to Your Advantage

Ottawa’s housing market tends to follow a predictable rhythm. Spring brings the largest number of listings — and the most competition. Fall and early winter can sometimes favour buyers, with fewer people searching and more motivated sellers.

Pay attention to interest rate trends and overall inventory levels. Even small changes in the broader market can affect affordability and timing.

Work with Experts Who Know the City

Having a knowledgeable real estate agent on your side can make the process smoother and more strategic. From interpreting market data to negotiating on your behalf, a good agent helps you see beyond the surface of each listing.

You’ll also want a trusted mortgage broker, home inspector, and lawyer on your team to ensure every detail is handled correctly.

The Bottom Line

Ottawa remains one of Canada’s most stable real estate markets, offering long-term value for those who plan carefully. Success as a buyer comes down to preparation, patience, and perspective — knowing what you want, what you can afford, and how to act when the right home comes along.

10 Hidden Gems in Ottawa You Haven’t Explored (Yet)

Ottawa is known for its iconic landmarks like Parliament Hill, the ByWard Market, and the Rideau Canal. But for every postcard view, there are dozens of places locals quietly keep to themselves. From secret lookouts to tucked-away trails and forgotten pieces of history, the city is full of discoveries waiting beyond the tourist map.

If you love finding new corners of familiar places, this list is for you. Here are ten hidden gems in Ottawa that deserve a spot on your weekend itinerary.

1. Mer Bleue Bog Boardwalk (Orléans / Greenbelt)

Just fifteen minutes from downtown, Mer Bleue Bog feels like a completely different world. A raised wooden boardwalk loops through one of the most unique ecosystems in Eastern Ontario: a rare northern bog with stunted trees, mossy ground, and still pools that reflect the sky.

It’s one of the few places near Ottawa where you can experience a true boreal landscape without leaving the city limits. Early morning is the best time to go when the mist rises off the water and birds call through the fog. Bring coffee, a camera, and maybe a friend who doesn’t mind walking quietly.

2. Jack Pine Trail in Stony Swamp (Kanata South)

Hidden behind suburban streets near Hunt Club Road, Jack Pine Trail is part of Ottawa’s Stony Swamp Conservation Area and one of the best easy hikes around the city. Boardwalks cut through ponds where you might spot turtles sunning themselves or woodpeckers hammering away at old trees.

The trail is short and flat but packed with life. It’s also one of the few places where chickadees will land right on your hand if you bring sunflower seeds. Few moments in Ottawa feel as peaceful as standing under tall pines with a bird trusting you enough to eat from your palm.

3. Findlay Creek Wetland Boardwalk (Riverside South / Leitrim)

The Findlay Creek Boardwalk is one of those hidden gems you only discover when a local tells you about it. A 900-metre trail floats above cattails and winding waterways, offering a front-row seat to a protected wetland full of life.

It’s a beautiful spot for a low-key evening walk or a morning escape from the suburbs. If you go in late summer, you’ll see the marsh alive with dragonflies, red-winged blackbirds, and the occasional heron scanning the shallows.

4. Eastern Ottawa River Pathway (Vanier to Orleans)

Everyone knows about the bike paths along the canal, but few explore the eastern stretches of the Ottawa River Pathway. This side of the city offers long views, quieter paths, and glimpses of islands and coves you can’t see from the downtown bridges.

Start near the Aviation Museum and head east toward Orleans. The path runs beside the water for kilometres, passing through quiet wooded sections and small picnic areas perfect for reading or just watching the river flow by.

5. Kìwekì Point Overlook (Downtown Core)

Kìwekì Point, previously known as Nepean Point, sits behind the National Gallery of Canada overlooking the Ottawa River. The newly redesigned lookout is one of the best free views in the city, but surprisingly few people take the short walk up the hill to enjoy it.

From here you can see Parliament, the Alexandra Bridge, and the Gatineau Hills in the distance. Sunset is spectacular, especially when the light hits the copper roofs across the river. It’s one of those moments that remind you why living in Ottawa feels so special.

6. The Bytown Museum (Rideau Canal Locks)

If you’ve lived in Ottawa for years and have never stepped inside the Bytown Museum, consider this your sign. The small stone building at the foot of the Rideau Canal locks is actually Ottawa’s oldest building, dating back to the early 1800s. Inside, it tells the story of how Bytown grew into the capital city we know today.

The museum feels personal, packed with old photographs and artifacts that reveal a more human side of Ottawa’s history. It’s also a great spot to take visitors when you want to show them something unique without spending an entire day inside a large museum.

7. Secret Staircases and Hidden Laneways (The Glebe, Sandy Hill, and Vanier)

Ottawa’s older neighbourhoods hide a surprising number of staircases, alleys, and pedestrian cut-throughs connecting one quiet street to another. In the Glebe, you’ll find ivy-covered stone steps leading down toward the canal. In Sandy Hill, narrow pathways snake behind heritage homes.

These hidden routes give you a glimpse of the city’s layered history and reward anyone willing to wander off the main road. Spend an afternoon walking without a plan. You’ll likely find something that feels like it belongs to you alone.

8. Trail 50 in the Greenbelt (Mer Bleue Sector)

Trail 50 is one of the least-used paths in the National Capital Greenbelt, which makes it perfect for anyone who prefers solitude. It winds through tall forest, quiet meadows, and shady sections where the air stays cool even in mid-summer.

The loop is just over six kilometres long, so it’s ideal for a morning walk or light jog. Bring bug spray in the warmer months and you’ll have most of the trail to yourself.

9. Shirley’s Bay Shoreline Trail (Ottawa West)

For a short but beautiful walk, head to Shirley’s Bay in the city’s west end. The trail runs along the water, offering a peaceful view of the bay and its marshlands. It’s a popular spot for birdwatchers, especially during migration season when geese, herons, and ducks gather by the hundreds.

The best part? It’s only a few minutes off Carling Avenue, but once you step onto the trail you’ll feel far from traffic and noise. Bring a picnic or just sit by the shoreline and watch the light change on the water.

10. Ottawa’s Pop-Up Markets and Micro Festivals

Sometimes the real hidden gems aren’t places, they’re moments. Ottawa has a growing number of pop-up events and small community festivals that bring unexpected life to parks and side streets.

In the summer you might stumble upon a night market behind a café, a food-truck rally tucked into a schoolyard, or an acoustic concert in a garden. These smaller events capture the city’s creative energy without the crowds of major festivals. Keep an eye on local community pages and Instagram accounts to find them before they disappear.

How to Explore Like a Local

• Go early or late in the day. You’ll find better light, fewer people, and more wildlife.

• Mix and match spots. Pair a trail with a café stop or local restaurant nearby.

• Take photos, but be present. Ottawa’s beauty is often in the quiet details you notice between the shots.

• Bring a friend who loves wandering. Exploring is always better when someone else shares that sense of discovery.

• Respect nature and neighbourhoods. Leave no trace, stay on paths, and keep noise low when walking through residential areas.

The Joy of Discovery

Ottawa isn’t a city that shouts for attention. Its best parts are the ones that whisper. The more time you spend here, the more you realize that it rewards curiosity.

From fog-covered boardwalks to secret stairs, these hidden gems show why so many people fall in love with living here. They remind us that even in a familiar city, there’s always something new to find if you’re willing to look for it.

Ottawa Condo Market Statistics - September 2025

Every month we take a closer look and drill down the sales data of Ottawa condos from the previous month. Here are the statistics for September 2025 in the top five "downtown" areas - Centretown, Byward Market and Sandy Hill, Little Italy (which includes Lebreton Flats), Hintonburg, and Westboro. The information will be specific to apartment-style condominiums, and only what is sold through the MLS. Also important to note that DOM (Day's On Market) is calculated to include the conditional period, which in Ottawa is roughly 14 days for almost every single transaction.

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Ottawa Market Snapshot: A Softening in Sales, But Prices Holding Firm

As summer transitions toward fall, Ottawa’s housing market in September followed a familiar seasonal pattern: sales cooled slightly even as inventory continued to build. A total of 1,089 homes changed hands in September, down from 1,236 in August and 1,318 in July. While the three-month pullback might unsettle some, it’s well within the norm as the frenzied spring market winds down.

Despite the dip in activity, home prices showed surprising resilience. The average sale price landed at $690,397, settling between August’s $686,536 and July’s $695,209 — and registering a modest 0.3% gain over last year. At the same time, benchmark prices have remained steady, signaling that demand is holding strong even as buyers now have more inventory to choose from.

Inventory Piling Up, But Market Still Finding Balance

Active listings rose to 4,388 in September, up from 3,971 in August and 4,205 in July. These levels reflect a marked shift away from the supply-constrained days of the pandemic and toward what might be considered a more “balanced” market — though it’s worth noting inventory is still elevated compared to historical norms.

The months of inventory metric edged up to 4.0 in September (versus 3.2 in August and July), further reinforcing that we may be entering a phase of increased equilibrium between buyers and sellers.

That demand hasn’t collapsed is a key reason why prices haven’t plunged — even with more homes on the market.

The Policy Shift That Could Stir Things Up

Mid-month, the Bank of Canada cut its key policy rate by 25 basis points to 2.5%, pointing to slowing global growth and easing inflation pressures. This move may well give new life to the market — especially among first-time buyers who may see renewed affordability and confidence in the months ahead.

Coupled with Ottawa’s structural demand and increasingly balanced inventory, this rate cut could nudge some hesitant buyers off the sidelines.

Driving Forces Under the Hood

Paul Czan, President of OREB, sums it up best:

“September reinforced Ottawa’s resilience, with sales nearly 2.4% higher than last year, and prices are holding steady despite more listings coming to market. When you peel back the layers, you see that townhomes are driving stability while single-family homes are easing. And while Ottawa’s diversity of housing continues to increase inventory, missing middle housing — like townhomes — still aren’t being built fast enough, and that’s something OREB continues to advocate for.”

That last point is especially worth emphasizing: even as inventory expands, the market’s composition matters. If new supply skews too heavily toward certain types (e.g. large single-family homes) while under-serving in-demand middle housing (townhomes, semi-detached), the pressure points in certain segments could intensify.

Broader Trends & Year-To-Date Performance

Looking beyond monthly fluctuations:

• 11,025 homes have sold so far in 2025 — up 3.9% compared to the same period in 2024.

• Year-to-date average sale price: $699,910, a 2.7% increase over last year’s first nine months.

• Total value of homes sold in September was around $751 million, a 2.8% increase year-over-year — underscoring real estate’s continued macroeconomic weight.

• New residential listings added in September: 2,832 (a 19.3% increase over Sept. 2024)

• Active listings: 4,388 (up 19.4% over last year, and about 21.8% above the five-year seasonal average)

• MLS® HPI (Home Price Index): The composite benchmark was $627,200 in September (≈ 1.1% gain year-over-year)

  • Single-family HPI: $697,200 (+1.0%)

  • Townhouse HPI: $462,800 (+7.8%)

  • Apartment HPI: $408,200 (–1.7%)

What This Means Going Forward

• Balanced, not overheated: The market is nudging toward greater balance. That doesn’t necessarily mean price drops — it just means less frantic movement in either direction.

• Segment shifts matter: While overall numbers may look stable, townhomes and “missing middle” forms of housing are continuing to outperform — and in some respects, are under-supplied.

• Interest rate tailwinds: The Bank of Canada’s recent rate cut could boost buyer confidence, especially among new entrants to the market, helping convert latent demand into actual transactions.

• Watch for inventory trends: If listings keep climbing faster than buyers emerge, we could see localized softening — particularly in overbuilt or less desirable submarkets.

Bottom line: Ottawa’s housing market in September reminds us that even as inventory climbs, underlying demand remains resilient. Prices may not be shooting higher, but they’re not collapsing either. The key going into fall will be watching how buyers respond — especially with lower interest rates — and which housing segments outperform.

Important to note is that these statistics can only be as accurate as there are condos sold in Ottawa. The more condos sold in an area, the more accurate the averages will be.

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Which Direction Should Your Ottawa Condo Face? The Real Impact of Sun, Heat, and Comfort

When people shop for condos, they talk about floor plans, finishes, and amenities — but not enough about something that quietly shapes your entire living experience: which direction your unit faces.

Whether your windows look north toward Gatineau, east over the Rideau Canal, or west toward a sunset skyline, orientation affects far more than just your view. It can change your energy bills, furniture fading, indoor temperature, even your mood.

Here’s what Ottawa condo buyers should know before choosing between north, south, east, or west — and how to find the perfect balance between sunlight, comfort, and cost.

1. Why Orientation Matters More Than You Think

In a city with Ottawa’s distinct seasons — humid summers, freezing winters, and long stretches of grey in between — sunlight exposure plays a major role in how your home feels.

Your unit’s orientation impacts:

• Natural light: How much sunlight you get (and when).

• Temperature: How much passive heat you gain or lose through windows.

• Energy costs: Heating and cooling usage throughout the year.

• Maintenance: UV exposure that fades flooring, blinds, and furniture.

• Mood: Seasonal light exposure and indoor brightness levels.

Most buyers notice the view but overlook how that view behaves at 3 PM in July versus 3 PM in January — and that’s where regrets often start.

2. The South-Facing Sweet Spot

In Ottawa, south-facing condos tend to get the most consistent sunlight throughout the year — and that’s usually a good thing.

Pros:

• Warm natural light during the day, even in winter.

• Lower heating costs in cold months due to passive solar heat.

• Bright interiors ideal for plants and working from home.

Cons:

• Can overheat in the summer, especially in newer glass-heavy buildings.

• Increased glare — you’ll need blinds or heat-filtering window film.

• Higher risk of fading for flooring and furniture.

South-facing units are popular for good reason — they feel warm and bright. Just make sure your HVAC can keep up in August.

3. The East-Facing Early Riser

If you love morning light and cooler afternoons, east-facing condos might be your match.

Pros:

• Beautiful sunrise views and morning brightness.

• Naturally cooler in the afternoon and evening — ideal for sleeping.

• Great for people who work from home early or spend evenings out.

Cons:

• Can feel dim later in the day.

• Cooler in winter, since the morning sun is weaker.

In Ottawa’s climate, east-facing condos offer balance — warm and energizing mornings, without the sweltering late-day heat. They’re often undervalued compared to south-facing units, making them a quiet smart buy.

4. The West-Facing Showstopper

If sunsets are your thing, you’ll probably fall for a west-facing condo.

Pros:

• Glowing afternoon and evening light — perfect for entertaining.

• Warmer indoor temperatures through the evening in winter.

• Often feature the best sunset skyline views downtown.

Cons:

• Can get extremely warm in summer — especially higher floors or glass curtain walls.

• Afternoon glare can be intense without proper shading.

West-facing units in areas like Centretown, Westboro, and Lebreton Flats often fetch higher resale prices thanks to their view, but buyers should budget for thermal curtains or upgraded window film to handle summer heat.

5. The North-Facing Quiet Achiever

North-facing condos get the least direct sunlight — but that’s not always a bad thing.

Pros:

• Stable, consistent light — no harsh glare.

• Cooler in summer, saving on air conditioning.

• Ideal for artists or photographers who need even lighting.

Cons:

• Can feel darker and colder in winter.

• Higher heating bills due to less solar gain.

• Limited natural light for plants.

In older Ottawa buildings with smaller windows, north-facing units can feel gloomy, especially during long winters. But in newer glass-heavy towers, they often offer peaceful, even lighting and steady comfort — perfect for people who prefer a calmer, more temperature-stable space.

6. Corner Units: The Best (and Worst) of Both Worlds

Corner condos combine multiple exposures, which can be a dream — or a challenge.

Southwest-facing corners deliver incredible light and warmth but can get too hot without good insulation or window coverings.
Northeast-facing units feel cooler and quieter but may need more artificial lighting.

The key is balance: a corner unit with one sunny side and one shaded side often gives you the ideal mix of brightness and comfort year-round.

7. How Orientation Affects Your Bills

Ottawa’s wide seasonal swings make orientation surprisingly relevant for your utility costs:

• South-facing units may save on heating in winter but cost more to cool in summer.

• North-facing units usually have higher heating bills but minimal summer cooling costs.

• East-facing units stay moderate, often the most energy-balanced overall.

• West-facing units can see big summer A/C spikes unless well-shaded.

If you’re comparing condos with similar fees, the difference in sunlight can translate to $30–$60/month in energy use depending on HVAC efficiency.

8. Sunlight and Resale Value

Buyers love natural light — it photographs better, feels more inviting, and often sells faster. That’s why south and west-facing units tend to command small premiums.

However, savvy buyers are starting to pay attention to comfort too. In newer glass towers, overheated south-facing condos with no shading are losing some of that resale advantage, while east-facing units are gaining popularity for their balance of light and livability.

Orientation isn’t just about brightness — it’s about experience. And as Ottawa buyers get more climate-conscious, the most desirable units are those that feel good to live in, not just to look at.

9. How to Choose the Right Orientation for You

The “best” direction depends on your lifestyle:

• Work-from-home mornings? East-facing keeps your space bright early.

• Evening socializer? West-facing gives warm light through dinner.

• Hate turning on lights? South-facing is unbeatable in winter.

• Prefer a consistent, low-light environment? North-facing keeps things cool and even.

Before you buy, visit at different times of day if possible — morning, afternoon, and evening. What feels peaceful at 10 AM might be blinding at 4 PM.

10. The Bottom Line

A condo’s orientation isn’t just a minor detail — it’s a lifestyle factor that affects your comfort, costs, and daily rhythm.

In a city like Ottawa, where winters are long and summers are bright, paying attention to sunlight and exposure can make the difference between loving your home and constantly adjusting the thermostat.

So when you’re comparing two identical units, ask the agent which way they face. Because sometimes, the best view is the one that feels right year-round.

The Surprise Bill No One Warned You About: Understanding Special Assessments in Ottawa Condos

Your condo fees seem manageable, the building feels well cared for, and you’ve budgeted carefully — until a letter arrives from your condo board announcing a “special assessment.”

The notice is polite but devastating: every owner must pay several thousand dollars to cover an urgent repair or budget shortfall. Suddenly, your affordable condo just became a financial headache.

If you’ve ever wondered how this happens, why it’s legal, and whether you can avoid it, this post is for you.

Let’s unpack the hidden side of condo ownership in Ottawa: special assessments, reserve funds, and the real cost of keeping a building running.

1. What Is a Special Assessment?

A special assessment is a one-time payment charged to condo owners when the corporation doesn’t have enough money in its reserve fund to cover major repairs or unexpected expenses.

Think of it as an emergency call for cash — when the regular condo fees can’t stretch far enough.

Assessments usually fund large, shared projects like:

• Roof replacements or façade repairs

• Window or balcony replacements

• Plumbing or elevator overhauls

• Parking garage waterproofing

• Unexpected damage (flooding, leaks, or structural issues)

They’re legal under Ontario’s Condominium Act, 1998, and once approved by the board, every owner must pay their share based on the percentage ownership outlined in the condo declaration. There’s no opting out.

2. Why They Happen

In theory, every Ottawa condo should have a reserve fund — a savings account used for long-term repairs and replacements.

The reserve fund is built from a portion of your monthly condo fees and guided by a reserve fund study (a 30-year projection prepared by engineers and reviewed every three years).

But in practice, special assessments happen when:

• The reserve fund wasn’t adequately funded from the start (common in new builds).

• Unexpected issues arise between studies (like leaks or early material failures).

• Inflation, higher construction costs, or mismanagement throw projections off.

• The board delays fee increases to keep costs low — until something breaks.

In short: special assessments are almost always the result of underfunding or bad luck.

3. Real Examples from Ottawa

Downtown High-Rise Example
A Centretown condo built in 2012 issued a $7,500 assessment per unit when balcony glass began failing only eight years after construction. The reserve fund wasn’t large enough to handle early replacement.

Suburban Mid-Rise Example
A Barrhaven condo faced water infiltration in its underground garage after heavy rainstorms. Repairs cost $400,000 — each owner paid around $3,000 on top of regular fees.

Historic Conversion Example
A Lowertown loft conversion underestimated the cost of maintaining its heritage façade. Within a few years, a $10,000-per-unit assessment was needed to restore masonry and prevent further damage.

These cases aren’t rare. As Ottawa’s condo stock ages, especially buildings from the early-2000s boom, special assessments are becoming more common — and more expensive.

4. How to Spot Warning Signs Before You Buy

When reviewing a condo, a little detective work can reveal whether a special assessment might be looming.

1. Read the status certificate carefully.
It lists any ongoing or planned special assessments. If you see a note about “reserve fund shortfall,” proceed cautiously.

2. Check the reserve fund balance.
Compare the reserve fund balance to the size and age of the building. A small fund in an older property is a red flag.

3. Ask for the latest reserve fund study.
Look for upcoming major projects — windows, roofs, elevators — and how soon they’re due. If the study says the fund is “adequate,” but only barely, that’s a warning sign.

4. Review recent meeting minutes.
Boards often discuss “anticipated capital projects” or “engineering reviews.” Mentions of balconies, roofs, or waterproofing are clues that costs are coming.

5. Ask about insurance deductibles and claims.
Frequent claims can drive premiums up, draining the operating budget and triggering assessments.

A few hours of due diligence can save you thousands later.

5. What to Do If You Receive a Special Assessment

If you already own a condo and get hit with an assessment, here’s how to handle it strategically:

1. Confirm the reason. Ask for a written explanation and breakdown of costs.

2. Check board approvals. The decision should be properly recorded in the meeting minutes.

3. Review the reserve fund study. If this cost wasn’t planned for, ask why.

4. See if insurance applies. Some emergency repairs may qualify under the corporation’s policy.

5. Ask about payment options. Many boards allow instalments over several months.

6. Speak to your lender. Some banks offer short-term financing for special assessments.

Above all, stay engaged. Owners who attend meetings and ask questions early often get better outcomes — or at least more time to prepare.

6. Can You Refuse to Pay?

Unfortunately, no.
Special assessments are legally binding under the Condominium Act. Failing to pay can result in late fees, interest, or even a lien on your unit, which can block refinancing or resale.

If you believe the assessment is unfair, your best course is to request supporting documents (invoices, engineering reports) and, if necessary, consult a condo lawyer to ensure the board followed proper procedure.

But once approved, payment isn’t optional.

7. Why “Low Condo Fees” Aren’t Always a Good Thing

Buyers often celebrate when a condo has low monthly fees — but that can actually be a red flag.

If fees haven’t increased in years, the board may be keeping them artificially low to appear competitive. That can mean the reserve fund is underfed, leaving owners vulnerable when big repairs arise.

A healthy condo will gradually increase fees every year to keep up with inflation and maintenance. It’s not fun — but it’s realistic.

8. How to Protect Yourself Long-Term

Whether you already own or plan to buy, here’s how to stay ahead of special assessments:

• Read every reserve fund update. Don’t ignore those annual notices.

• Attend board meetings. Staying informed helps you see big repairs coming.

• Budget a condo emergency fund. Setting aside one month’s fees each year creates a cushion for surprise costs.

• Push for transparency. Encourage your board to communicate early about potential projects.

• Support responsible fee increases. It’s better to pay a little more monthly than face a sudden $10,000 bill.

Condo ownership is shared responsibility — and well-funded buildings protect everyone’s property value.

9. The Ottawa Trend: More Assessments Ahead

As Ottawa’s condo buildings age, more are reaching the stage where major systems — windows, roofs, elevators — need replacement.
Add to that rising construction costs and stricter environmental standards, and many corporations are struggling to keep reserve funds balanced.

Even well-run buildings are feeling the pressure, especially downtown towers built between 2005 and 2015. Buyers should expect gradual fee increases or minor assessments over the next decade as these properties mature.

10. The Bottom Line

Special assessments are the hidden cost of condo living that no one talks about — until it’s too late.

They’re not always a sign of poor management, but they are a reality of shared ownership. The best way to avoid nasty surprises is to buy in a well-managed building, read every financial document before signing, and accept that higher fees often mean lower risk.

In Ottawa’s competitive condo market, the smartest buyers aren’t just shopping for the right unit — they’re shopping for the right board.

Why Your Ottawa Condo Might Rattle (and What You Can Do About It)

You finally move into your dream condo — beautiful view, modern finishes, quiet street — until the upstairs neighbour walks across the floor and your ceiling trembles.

You’re not imagining it. Many Ottawa condo owners experience vibration, echo, and impact noise that feels impossible to escape. And while a certain amount of sound is part of city living, persistent vibration can signal construction quirks, building-age issues, or even design oversights.

Here’s what causes vibration in condos, what you can do about it, and how to tell whether it’s a personal annoyance — or a problem worth bringing to your condo board.

1. Why Condos Vibrate in the First Place

Condo buildings aren’t all built the same. The level of vibration or sound transfer you experience depends on a few key construction factors:

1. The structure.
Most Ottawa condos use either concrete slab or wood-frame construction. Concrete is heavier and denser, which usually means better sound insulation. Wood, on the other hand, flexes more — so footsteps, doors closing, or even music bass can travel through floors and walls.

2. The floor design.
Every building has a natural “resonance frequency,” which means some floors vibrate more at certain pitches — often from footsteps or moving furniture. In tall or wide buildings, thinner concrete slabs or large unsupported spans can amplify these sensations.

3. Finishes and flooring.
Hardwood, tile, and laminate floors look great, but they reflect and transmit more sound than carpet. If the unit above yours replaced carpet with hardwood without installing proper underlay, you’ll hear every heel click.

4. The age of the building.
Many Ottawa condos built before the mid-2000s pre-date modern sound-transmission standards. Even newer buildings sometimes cut corners — especially during the 2016–2020 downtown condo boom — when dozens of towers went up quickly.

2. Is It a Noise Problem or a Vibration Problem?

While they often go hand-in-hand, vibration and sound are technically different:

• Noise is airborne (voices, music, TVs).

• Vibration is structure-borne (footsteps, doors, mechanical equipment, or plumbing).

That difference matters because each requires a different solution. Soundproofing walls won’t fix vibration from a washing machine above you.

Common condo vibration sources include:

• Footsteps or dropped objects

• Fitness equipment (treadmills, weights)

• Slamming doors or cupboards

• Plumbing stacks or drainage

• Elevators or rooftop HVAC systems

• Traffic or LRT vibrations in lower floors

Identifying which one you’re dealing with helps you target the fix — and explain it properly to your condo board.

3. How to Test Whether It’s Normal or Excessive

Before filing a complaint, do a quick self-check:

• Record when it happens. Is it random or tied to a specific activity (like someone walking in heels at 10 p.m.)?

• Try the “glass test.” Place a half-filled glass of water on a solid surface. If you can see ripples during normal activity, that’s measurable vibration.

• Compare with neighbours. Ask those on your floor or below if they notice the same thing. If multiple people do, it’s likely structural, not personal.

• Note the time and duration. Continuous vibration suggests mechanical causes (plumbing, HVAC). Short bursts usually mean footfall or door impacts.

If it’s persistent and affects multiple units, you likely have a building issue, not just a noisy neighbour.

4. When the Problem Is the Building

Vibration that travels through multiple floors or walls often points to a structural or design flaw.

In Ottawa, common causes include:

• Long unsupported spans in modern open-concept layouts

• Shared plumbing stacks that rattle or “bang” when water drains

• Thin floor slabs in mid-rise wood-frame condos (common in suburban developments like Barrhaven and Kanata)

• Improperly isolated HVAC equipment on rooftops or mechanical rooms

If several owners experience the same issue, it’s worth raising it with the property manager or condo board. They can bring in an acoustical engineer to measure vibration and recommend fixes — sometimes as simple as isolating a pump or tightening structural supports.

5. When the Problem Is the Neighbour

If the issue comes from a specific unit (for example, footsteps, music, or exercise equipment), you’ll need to go through the condo’s noise-complaint process.

Start by checking your condo’s rules and bylaws — most have sections on “disturbance,” “nuisance,” or “unreasonable noise.” Then:

1. Document incidents — dates, times, and what you heard or felt.

2. Politely speak to your neighbour first. Many people don’t realise how much sound travels through concrete.

3. If it continues, contact the property manager. They’ll keep a record and often send a written notice to the owner.

4. If there’s no improvement, the condo board can take enforcement steps, including fines or legal action for repeated rule violations.

Ottawa condo boards typically rely on reasonableness: if the sound is clearly beyond what’s expected in multi-unit living, the board has a duty to act.

6. Legal and Technical Standards

Canada uses a measurement called Impact Insulation Class (IIC) to assess how well a floor absorbs vibration. Most modern condos aim for an IIC rating of 50 or higher — but that’s a minimum, not a guarantee of silence.

Unfortunately, the Ontario Building Code sets only baseline acoustic requirements, meaning even compliant buildings can feel noisy. That’s why buyers should always test a unit’s soundproofing before purchasing — especially in older conversions or wood-frame developments.

If your condo consistently exceeds normal vibration levels, an acoustical engineer’s report can help prove it’s a building defect — something the condo corporation, not the owner, must repair.

7. What You Can Do as an Owner

While structural vibration isn’t always easy to fix, there are steps owners can take to reduce impact noise and improve comfort:

• Add area rugs or sound-dampening mats under furniture or equipment.

• Install felt pads on chair legs and table bases.

• Use door stoppers or soft-close hinges to prevent slamming.

• For music lovers, try rubber isolators or stands under speakers and subwoofers.

• If allowed, install acoustic panels or soft wall art to reduce echo.

• Avoid running heavy appliances or workouts during quiet hours.

These won’t fix structural flaws, but they can dramatically cut down on daily annoyance — and keep you on good terms with your neighbours.

8. How to Protect Yourself Before Buying a Condo

Vibration issues are hard to predict from a quick showing, but there are a few ways to reduce your risk:

1. Ask about construction type. Concrete is quieter than wood-frame.

2. Visit at different times of day. Weeknights reveal more real-world noise than daytime showings.

3. Check the rules. Some Ottawa condos already restrict hard flooring or gym equipment to prevent sound issues.

4. Talk to residents. A quick chat in the lobby can tell you if noise is a recurring complaint.

5. Review meeting minutes. Repeated mentions of “noise complaints” or “HVAC vibration” are warning signs.

A little due diligence can save you years of frustration — and potentially increase resale value later.

9. Real Ottawa Examples

Downtown high-rises:
Several Centretown and Westboro condos built between 2010 and 2017 have reported elevator-shaft vibration transferring into corner units, especially on higher floors. In most cases, boards mitigated the issue by re-mounting machinery or adding isolation pads.

Mid-rise wood-frame condos:
Developments in Barrhaven, Kanata, and Riverside South built with engineered wood framing tend to transmit more footstep noise between floors. While legal, they often require thicker underlayment or post-construction soundproofing upgrades.

Converted buildings:
Heritage or warehouse conversions in the ByWard Market and Hintonburg — like former office spaces turned into lofts — often have open ceilings and exposed beams that carry sound more than modern builds. These can be charming, but rarely “quiet.”

10. The Bottom Line

If your Ottawa condo vibrates or echoes, you’re not alone — and you’re not powerless. Whether it’s a design flaw, an inconsiderate neighbour, or simply a fact of modern construction, understanding the cause helps you find the right fix.

Start with documentation, communicate calmly with your board or neighbour, and if necessary, bring in professionals to measure and advise. In the best-built condos, you should feel at home — not like you’re living inside a drum.

How to Appeal a Condo Board Decision in Ottawa (and Actually Get Heard)

Condo boards make a lot of decisions — from approving renovations and enforcing pet policies to deciding how repairs are handled. Most of the time, these rules keep the building running smoothly. But sometimes, a board oversteps or makes a decision that feels unfair or unreasonable.

If that happens, what can you do about it? Can an Ottawa condo owner actually appeal or challenge a condo board’s decision?

The short answer is yes — but there’s a process, and success depends on knowing your rights, understanding the structure of your condo corporation, and presenting your case strategically.

Here’s how to do it the right way.

1. Understanding the Power of a Condo Board

In Ontario, condo boards operate under the Condominium Act, 1998, which gives them authority to manage the corporation’s affairs — including enforcing bylaws and rules, maintaining common areas, and protecting the property’s value.

Boards can make decisions about things like:

• Renovations and alterations to units

• Use of amenities or common areas

• Parking and storage assignments

• Pets and noise restrictions

• Fee increases, repairs, or special assessments

Most of these powers are legitimate — but they’re not unlimited. A board’s decision must be reasonable, consistent with the condo’s governing documents, and made in good faith. If it isn’t, owners have the right to challenge it.

2. When You Can (and Can’t) Appeal

You can’t appeal every condo board decision just because you disagree with it. The key question is whether the decision violates the Act, your condo’s declaration, or your rights as an owner.

Here are examples of decisions that may be open to appeal:

Reasonable grounds for appeal:

• The board changed a rule (for example, banning pets or rentals) without proper notice or owner consultation.

• The board is enforcing a rule unevenly — allowing some owners to break it while penalizing others.

• A renovation or repair request was denied without valid reason.

• The board failed to maintain a common element it’s responsible for.

• A rule appears discriminatory or in violation of human rights protections (for example, against a service animal).

Not valid for appeal:

• You simply dislike the decision.

• You weren’t consulted but the board followed proper procedure.

• The decision is inconvenient but within the board’s powers.

In short, to have grounds for appeal, the board must have acted outside its authority, unfairly, or contrary to the law.

3. Step One: Start with Written Communication

The first step in any appeal or dispute is simple but important: put everything in writing.

Email the property manager or board to explain the issue clearly and professionally. State:

• What the decision was

• Why you believe it was unfair or inconsistent

• What you’re asking for (for example, reconsideration or clarification)

Avoid emotional language — keep it factual and polite. Condo boards respond best to owners who appear informed and organized, not confrontational.

If you have supporting evidence (photos, correspondence, copies of rules, or examples of inconsistent enforcement), include it. The goal is to create a written record that documents your concern.

4. Step Two: Request a Review or Reconsideration

If the board doesn’t respond or you’re unsatisfied with the outcome, you can formally request a review.

In many Ottawa condo corporations, this can be done by:

• Writing to the board to request your concern be added to the next meeting agenda.

• Attending the next owners’ meeting or AGM to raise the issue publicly.

• Circulating a petition among owners if the issue affects multiple units.

Boards are obligated to consider owner feedback, especially when a petition represents a significant percentage of unit owners.

If your condo’s rules were recently changed (for example, new restrictions on pets, smoking, or rentals), owners have 30 days from the date of notice to requisition a meeting to discuss or vote on the rule change.

5. Step Three: Know the Role of the Condominium Authority of Ontario (CAO)

If communication fails, you can escalate the issue through the Condominium Authority of Ontario (CAO) — a provincial body that oversees condo governance and disputes.

The CAO’s online tribunal, called the Condominium Authority Tribunal (CAT), handles specific issues, including:

• Enforcement of rules and bylaws

• Records requests and access to information

• Nuisance issues (noise, smoke, odour, etc.)

• Pets and vehicles

• Short-term rental disputes

You can file a case online at condoauthorityontario.ca, starting with a mediation phase. If no resolution is reached, it proceeds to a formal decision by the tribunal.

For more complex disputes — like negligence, repairs, or financial mismanagement — you may need to involve a lawyer or mediator rather than the CAT.

6. Step Four: Work with a Mediator or Lawyer

For disputes involving large sums of money, repairs, or governance issues, hiring a condo lawyer or mediator can make all the difference.

A legal expert can:

• Interpret your condo declaration and bylaws

• Advise whether the board acted beyond its powers

• Help you negotiate or file a legal application under Section 134 of the Condominium Act

• Represent you in mediation or court if necessary

In Ottawa, several law firms specialize in condo law, including Lash Condo Law, Davidson Houle Allen LLP, and Elia Associates — all of which handle cases involving unreasonable board conduct or governance disputes.

7. What Happens After You File an Appeal

Once your case is formally filed (either through the CAO or a lawyer), the process typically unfolds in stages:

1. Mediation: Both sides attempt to reach a voluntary resolution.

2. Tribunal or court review: If unresolved, the issue moves to formal adjudication.

3. Decision: The tribunal or judge issues a ruling, which can include compliance orders, cost recovery, or damages.

Most disputes end before reaching court — boards often prefer to settle to avoid legal costs and reputational harm.

8. How to Strengthen Your Case

If you’re planning to appeal a condo board decision, preparation matters. Here’s how to boost your chances of success:

• Stay factual and professional. Emotional outbursts weaken credibility.

• Keep detailed records. Save every email, notice, and document related to the issue.

• Find allies. If the issue affects multiple owners, collective action has more weight.

• Demonstrate consistency. If the board applies rules unevenly, document examples.

• Understand your declaration. The clearer your grasp of the rules, the harder it is for the board to dismiss your claim.

Boards have to act reasonably and within their authority — showing that they didn’t is the heart of any appeal.

9. Real Ottawa Scenarios

Example 1:
An Ottawa condo board banned all short-term rentals, but failed to provide proper notice or owner input. Several owners requisitioned a meeting within the 30-day window and successfully voted to overturn the new rule.

Example 2:
A resident’s request to install an air-conditioning unit on their balcony was denied, even though similar units were already approved for other owners. After documenting the inconsistency and escalating the issue, the owner secured board approval on appeal.

Example 3:
A condo corporation attempted to charge a resident for a roof leak above their unit. The owner reviewed the declaration and found that the roof was classified as a common element. With legal support, the charge was withdrawn.

These examples highlight a key lesson: the more informed you are, the better your odds of resolving disputes fairly.

10. The Bottom Line

Condo boards play a vital role in maintaining order, but they’re not infallible. If your Ottawa condo board makes a decision that feels unjust, you have the right — and the tools — to challenge it.

Start with communication, escalate through the proper channels, and always back your case with facts and documentation. Most disputes can be resolved long before they turn into legal battles.

The goal isn’t to “beat” the board — it’s to ensure your community operates fairly, transparently, and within the law.