Preparing Your Ottawa Condo for Sale: What Buyers Notice First

Selling a condo in Ottawa is a little different than selling a house. Buyers aren’t just evaluating the unit—they’re also weighing the building, the amenities, and even the vibe of the community. With so many options in neighbourhoods like Centretown, Westboro, and Little Italy, your listing needs to stand out in more ways than one.

Here’s what today’s Ottawa condo buyers are paying attention to, and how to make sure your property leaves a lasting impression.

1. First Impressions Happen Online

Most condo buyers begin their search scrolling through listings on MLS or Google. High-quality photography and a clear, accurate description are essential. Bright, well-composed images that showcase both your unit’s features and the building’s amenities can generate more clicks and more showing requests.

Pro tip: If your condo has a unique feature—like a balcony view of the Ottawa River or being one of the few units with forced-air heating and cooling—make sure it’s highlighted in the first two sentences of the listing.

2. Declutter, Then Declutter Again

Condos have less square footage than most houses, so even small amounts of clutter can make a space feel cramped. Before listing, take the time to:

• Remove oversized furniture that interrupts flow

• Clear kitchen and bathroom counters

• Organise storage lockers and in-unit closets so they look spacious and functional

3. Think About Your Buyer

The buyer for a 400 sq ft micro-condo in the ByWard Market is probably very different from the buyer for a 1,200 sq ft penthouse in Old Ottawa South. Consider what lifestyle your unit fits best—whether that’s walkable downtown living, an investment property with high rental appeal, or a larger space for a downsizing couple.

Once you know your likely audience, you can frame the property’s best qualities to match what matters to them.

4. Highlight the Building, Not Just the Unit

In Ottawa’s condo market, the building’s reputation can be just as important as the unit itself. Mention:

• The building’s amenities (gym, pool, rooftop terrace, concierge)

• Recent updates or well-funded reserve funds (reassuring for buyers concerned about maintenance fees)

• The building’s proximity to major landmarks like the LRT, Parliament Hill, or Lansdowne

5. Show the Neighbourhood Advantage

Ottawa’s condo neighbourhoods each have their own personality. A buyer in Westboro may be looking for boutique shops and a short walk to the river, while a buyer in Little Italy might prioritise nightlife, cafés, and quick LRT access. Use these details to give buyers a feel for what life outside their front door would look like.

6. Keep It Showing-Ready

Condos often compete directly with other units in the same building, so every showing counts. Aim to keep your unit clean, well-lit, and smelling fresh at all times during the listing period.

The Bottom Line
Selling a condo in Ottawa means selling both a home and a lifestyle. When you focus on presentation, clarity, and showcasing what makes your property unique, you’re more likely to connect with the right buyer.

If you’re considering selling, start early—preparation can make the difference between a listing that sits and one that sells.

The Real Cost of Owning a Condo in Ottawa (And How to Plan for It)

Condos can be a smart way to own property in Ottawa—especially if you want a central location, lower maintenance, and access to amenities you might not get with a freehold home. But before you start touring units, it’s important to understand what condo ownership really costs.

The truth is, your mortgage payment is only part of the picture. Here’s a realistic breakdown of the ongoing costs that come with owning a condo in Ottawa, and how to budget for them.

Mortgage Payments
This is the obvious one, and for many buyers, it’s the starting point for setting a budget. Your mortgage amount depends on the purchase price, down payment, interest rate, and amortization period. But in the condo world, you also need to factor in other monthly and long-term expenses to get the full picture.

Condo Fees
Every condo owner pays monthly fees to maintain the building and its common areas. Depending on the size of your unit, the building’s amenities, and its age, fees can range anywhere from under $300 to over $1,000 per month.

Typical inclusions:

• Building insurance

• Maintenance of shared spaces like lobbies, gyms, and hallways

• Snow removal and landscaping

• Garbage and recycling collection

Some buildings include utilities like heat, water, or hydro in the fees, but not all do.

Utilities
If your building doesn’t cover certain utilities in the condo fees, you’ll pay them separately. In some cases, only heat or water is included, leaving hydro and internet as additional monthly costs.

Insurance
The building’s master insurance policy covers the structure and common areas, but you’ll still need a personal condo insurance policy to protect your belongings, liability, and any upgrades you make.

Reserve Fund Contributions
Part of your condo fees goes into the building’s reserve fund. This is a savings account for major repairs and replacements like roofs, elevators, or windows. A healthy reserve fund is a good sign—it means the building is prepared for big-ticket maintenance without putting the burden entirely on owners.

Special Assessments
If a large repair is needed and the reserve fund isn’t enough to cover it, the condo board may issue a special assessment to all owners. These can range from a few hundred to several thousand dollars. While they’re not common in well-managed buildings, they’re something to be aware of when budgeting.

Maintenance and Upgrades Inside Your Unit
Everything within your unit—appliances, flooring, fixtures—is your responsibility. You’ll still need to budget for repairs, replacements, and cosmetic updates just as you would in any home.

Why Working With a Condo Specialist Helps
Not all condos are created equal. Part of my job is to help you look beyond the unit itself and understand the building’s financial health, management style, and long-term upkeep plan. Reviewing the reserve fund study, reading through the status certificate, and knowing what to watch for can help you avoid buildings with hidden costs or poor planning.

Condo Buying in Ottawa: The 7 Overlooked Details That Can Make or Break Your Investment

Buying a condo in Ottawa can be an incredible opportunity—whether you’re looking for your first home, downsizing, or adding to your investment portfolio. But condos aren’t just smaller houses. They come with their own set of rules, costs, and long-term considerations, and not all of them are obvious when you’re walking through a showing.

After years of working almost exclusively in Ottawa’s condo market, I’ve learned that the small details can have the biggest impact on your comfort, costs, and future resale value. Here are seven things many buyers overlook, but that every condo specialist will tell you to check.

1. Reserve Fund Health
A healthy reserve fund means the building has money set aside for major repairs and upgrades. If the fund is too low, owners could be hit with “special assessments” to cover unexpected costs. I always look at how much is in the reserve, how it’s managed, and whether big-ticket projects are coming up in the next few years.

2. Status Certificate Red Flags
The status certificate tells you about the building’s financials, rules, and ongoing issues—but not all buyers know what to look for beyond the basics. I pay attention to things like pending lawsuits, unusual restrictions, and whether the condo board is proactive or reactive in their approach.

3. Amenities vs. Fees
Pools, gyms, rooftop patios, concierge service—they all sound great, but they’re not free. Amenities affect your monthly condo fees and can influence how quickly fees increase over time. I help buyers figure out which amenities they’ll actually use and whether they make sense for their budget and lifestyle.

4. Visitor Parking & Accessibility
It’s easy to overlook visitor parking until you have guests over for the first time and realize it’s a headache. The same goes for accessibility—both for you and anyone you might sell to in the future. Wide hallways, ramp access, and elevator capacity can all play a role in long-term livability and resale.

5. Natural Light & Exposure
The way your unit faces matters more than most people think. South-facing units tend to get more light and can feel warmer in winter, while north-facing units can be cooler and dimmer. It’s also worth considering what you’ll see out your windows—both now and in five years.

6. Noise Transfer
Condo living means shared walls, floors, and ceilings. Some buildings are better than others at controlling noise transfer. During showings, I pay attention to the construction materials, hallway noise, and even how far you are from common areas like gyms or garbage chutes.

7. Neighbourhood Growth Plans
Ottawa is always changing, and new developments can transform a neighbourhood—for better or worse. A new LRT stop nearby could be a huge plus, but a high-rise blocking your view might not be. I keep track of what’s planned so you can make decisions with the full picture in mind.

Why a Condo Specialist Matters
These details don’t always show up in the listing, and they’re easy to miss if you’re only focused on square footage and finishes. My job is to make sure you know exactly what you’re buying—not just the unit, but the lifestyle and the investment behind it.

Why Your Condo Listing Deserves More Than Just MLS Exposure

If you’re selling your condo in Ottawa, there’s something you should know: MLS is just the start.

Sure, every agent can upload a listing. But not every agent knows how to launch it. And in Ottawa’s condo market—especially downtown—you need more than a few blurry photos and a one-paragraph write-up if you want to stand out.

Here’s what most listings miss, and what we do differently to make sure your condo gets seen, shown, and sold.

The Problem with “MLS and Pray”

Let’s be honest: a huge number of condo listings in Ottawa hit the market with zero strategy behind them. The same recycled marketing. The same blurry iPhone shots. The same generic copy.

It’s the equivalent of putting a For Sale sign in the window of a 12th-storey penthouse.

Today’s buyers are doing deep research online before they even contact an agent—and if your listing isn’t showing up where they’re looking, or speaking to what they care about, you’ve already lost them.

The Buyers Are Online. Your Listing Should Be Too.

At MattRichling.com, your listing doesn’t just live on the MLS—it becomes part of a full digital ecosystem that gets serious results.

• A custom, SEO-optimized property page that ranks on Google and gets shared in our email and social campaigns

• Long-form descriptions designed to convert casual browsers into showings

• High-end visuals including photography, cinematic video, and floor plans

• A full write-up about the building and its amenities, not just the unit

• Targeted Instagram Reels and YouTube video tours

• Placement on both MattRichling.com and NewPurveyors.com, driving over 4 million impressions per year

The goal? Get your listing in front of more of the right people—before they find something else.

Built for SEO: The Most Robust Condo Pages in Ottawa

Here’s something no one else is doing at scale: individual building pages for Ottawa’s top condos. These aren’t just listings—they’re SEO powerhouses.

Each building on our site has its own dedicated page, complete with photos, descriptions, amenities, units for sale, and local lifestyle information. If someone searches for "Mondrian Ottawa condo for sale" or "The Bowery Ottawa", we show up—consistently.

That’s why MattRichling.com is one of the highest-performing real estate websites in the city for organic traffic, especially for condo buyers. If you list with us, you’re not just part of a property search—you’re part of a full web of high-ranking content that works together to bring in the right eyes.

Condo Buyers Are Different. We Market Accordingly.

Selling a condo isn’t like selling a detached home. The audience, expectations, and decision-making process are different—and your marketing needs to reflect that.

Condo buyers want answers to questions before they book a showing:

• What are the condo fees and what do they include?

• What’s the noise like?

• Who lives here—owners or renters?

• What’s the walk score?

• How’s the resale performance of the building?

We package this information cleanly, confidently, and with a professional edge—so buyers feel informed and ready to move forward.

Full Strategy. No Corners Cut.

Here’s what every condo listing gets when it’s handled by us:

• Two distinct listing descriptions (MLS + SEO)

• Professional photography and cinematic video

• Dedicated property pages on two high-traffic websites

• Reels and long-form video content

• Open house strategy with full team support

• 9–5 marketing and admin support—no DIY shortcuts

It’s not fluff. It’s what gets results.

Ready to List Smarter?

If you’re thinking of selling your condo in Ottawa—whether you’ve outgrown your space or you’re ready to cash out at the right time—don’t settle for the bare minimum.

Let’s talk strategy. Let’s talk results.
Because you deserve more than just an MLS listing—you deserve a proper launch.

Get in touch:

5 Things That Make a Condo in Ottawa Actually Worth the Monthly Fees

Let’s be honest — one of the first things most buyers look at when shopping for a condo in Ottawa is the condo fee. And we get it. That monthly number can feel like a deal-breaker, especially when you're comparing it to freehold options.

But here’s the thing: not all condo fees are created equal.

While some buildings offer great value for what you’re paying, others… don’t. The key is understanding what you’re actually getting for that fee — and how it impacts your lifestyle, your resale value, and your long-term costs.

Here are five things that can make condo fees in Ottawa worth every dollar.

1. Efficient Heating and Cooling — Especially in Older Buildings

Some of Ottawa’s older buildings have higher fees, but also include everything — heat, hydro, water, and sometimes even cable. That can save you hundreds a month compared to newer builds where you’re paying all utilities separately.

In some boutique or low-rise buildings, heating is electric baseboard — which can cost a fortune in the winter. In others, you might find forced air systems with individually controlled HVAC. A higher fee that includes heating and cooling can actually make your monthly budget more predictable — and sometimes cheaper overall.

2. A Strong Reserve Fund

This one’s not sexy, but it matters. A well-managed building will have a healthy reserve fund to cover future repairs — roofs, elevators, windows, underground garage fixes — without hitting owners with special assessments.

When you buy a condo, you're buying into a business. If that business isn’t saving for future costs, you could be on the hook. Paying slightly higher fees in a well-run building is often cheaper (and less stressful) in the long run.

3. High-Quality Amenities You’ll Actually Use

If you’re paying for amenities, make sure they’re worth it. Some buildings charge high fees for empty party rooms, half-functional gyms, or hot tubs that haven’t worked in years.

But others? They genuinely enhance your life. Think:

• 24/7 concierge/security (adds resale value + peace of mind)

• Clean, modern gyms that eliminate your fitness membership

• Rooftop terraces or BBQ areas that get used every weekend

• Guest suites for visiting family

• Co-working lounges (especially in newer luxury builds)

Bottom line: if you’ll actually use the amenities, they’re a lifestyle upgrade — and can easily justify higher monthly fees.

4. Proactive, Professional Property Management

Poorly managed buildings usually show it. Dirty lobbies, slow response times, and rising fees with little to show for it.

In contrast, well-managed buildings often have:

• Clear, transparent budgets

• Preventative maintenance plans

• Responsive communication

• Thoughtful upgrades over time that protect property value

A higher fee in a well-maintained building with low turnover, strong resale history, and consistent upkeep is a smart investment — even if it’s $100 more a month than the building next door.

5. Real Longevity and Resale Value

Some Ottawa condos retain their value better than others. Why? Because buyers trust the building. They know what they’re getting, the fees make sense, and the lifestyle is worth it.

If you’re looking at two condos and one has higher fees but sells quickly and holds value — while the other has lower fees but takes months to move — the answer might be clear.

Sometimes, the cheapest monthly option ends up costing you the most when you try to sell.

Final Thought: It’s Not Just About the Number

If you're only comparing fees without looking at what you're getting, you might miss out on a condo that’s a better fit long-term.

As always, your real estate agent should help you break this down. At MattRichling.com, we help buyers assess the real value behind the fees — so you’re not just looking at a price, you’re looking at the full picture.

Want help comparing your condo options in Ottawa? Let’s chat. We know these buildings inside and out — and we’ll help you make the smartest choice for your lifestyle, goals, and budget.

The 7 Types of Ottawa Condo Buyers—Which One Are You?

Not all condo buyers are the same.

Some are here for the low maintenance. Others want skyline views, cool architecture, or a short walk to Bridgehead. Some are moving up, others are downsizing, and a few are just dipping their toes into the market for the first time.

After years of working with buyers across every corner of Ottawa, I’ve noticed patterns. Whether you’re buying your first condo or your fifth, odds are you’ll see yourself in one of these categories.

Let’s break it down.

1. The First-Time Buyer

You're ready to stop renting, start building equity, and own a space of your own—but you're cautious. Understandably.

You want something move-in ready, low-risk, and preferably downtown(ish). You’re probably balancing student debt, a growing career, and maybe even family expectations. You’ve heard about special assessments and high condo fees and just want to know you’re making a good decision.

What matters most: reliable buildings, well-run boards, walkability, natural light, and a layout that feels like you.

2. The Investor

You might not ever set foot in the unit after closing—and that’s the point.

You’re thinking in ROI, cap rate, tenant profile, appreciation. You’ve looked at condo rules, asked about rental caps, and checked average days on market for similar listings.

You want something that photographs well, rents easily, and holds value long-term—even in a shifting market. If it’s near a university, transit line, or major employer? Even better.

What matters most: rentability, low maintenance, low fees, strong long-term location value.

3. The Downsizer

You’ve been there, done that—with the driveway, lawn care, maintenance, and repairs. Now you’re ready for a home that lets you enjoy life without a to-do list.

You want something that feels like a real home, not a shoebox. A balcony or terrace is non-negotiable. You probably want parking, a storage locker, and a quiet building with neighbours who don’t party on Wednesday nights.

What matters most: space, comfort, building quality, elevator access, and ease of transition.

4. The Young Professional

Your life happens between meetings, fitness classes, and patio brunches. You want to live in the city—not commute to it.

You’re drawn to sleek kitchens, floor-to-ceiling windows, in-suite laundry, and maybe even a concierge. But you also want a good gym, a stylish lobby, and a building that’s got that “I’ve got it together” vibe when friends come over.

What matters most: modern finishes, lifestyle perks, location near nightlife, and low hassle.

5. The Remote Worker

You spend most of your days in your condo—so it has to feel good.

You’re looking for natural light, a defined work zone (or room for one), decent soundproofing, and maybe a co-working area or rooftop space to change the scenery. Proximity to cafes and parks doesn’t hurt either—everyone needs a mid-day break.

What matters most: layout, natural light, building quietness, and usable space.

6. The Frequent Flyer

You’re in and out of the city, always on the move, and need a place that’s safe, efficient, and easy to lock up and leave.

You might be downsizing from a house you barely lived in, or you're splitting time between cities. You’re not looking for a big project—just a secure base with minimal upkeep and a bit of style.

What matters most: security, low maintenance, walkability, and transit access (especially to the airport or VIA Rail).

7. The Boutique-Hotel Buyer

You’re not here for builder beige.

You’re looking for something with character—exposed concrete, heritage features, original hardwood, or dramatic design elements. You're the person who actually reads the architect’s name in the listing.

You’ll wait for the right building, the right unit, and the right vibe. And you’re okay trading space for style.

What matters most: uniqueness, finishes, aesthetics, and brag-worthy architecture.

So… Which One Are You?

You might see yourself in one of these categories. You might be a mix of two (a young professional who travels often, or a downsizer who also works from home). Whatever the case, understanding what kind of buyer you are is the key to finding the right condo—not just any condo.

That’s where I come in.

Every building in Ottawa has its own pros, cons, culture, and quirks. Matching your lifestyle to the right unit is part strategy, part intuition—and all about knowing this city inside and out.

Thinking about buying? Let’s talk.
I’ll help you figure out what makes the most sense for you, and how to find it in a market that’s constantly evolving.

How to Read Between the Lines of a Condo Listing in Ottawa

Because “charming” doesn’t always mean what you think it means

If you have spent more than ten minutes scrolling condo listings in Ottawa, you already know that some descriptions are more marketing than reality. The truth is, a lot can be hidden between the lines. And sometimes what is not said tells you more than what is.

At the Matt Richling Team, we read hundreds of listings every week. We know the subtle signs of a unit that is worth seeing versus one that might waste your time. This blog breaks down some of the most common listing phrases buyers come across—and what they often really mean.

“Cozy”

Translation: Small. Possibly very small.
This usually means the unit is under 500 square feet. It might be functional, but you will want to look at the floor plan and photos carefully. Watch for convertible furniture and compact kitchens. A cozy unit can work well for minimalists, but it is not for everyone.

“Boutique Building”

Translation: Fewer units, limited amenities.
Boutique buildings can be great for buyers who prefer a quieter, more private atmosphere. However, they may not include features like a concierge, gym, or party room. Fewer units can also mean a smaller reserve fund, which matters when it comes to maintenance and upgrades.

“Perfect for Investors”

Translation: It may not be ideal to live in yourself.
If a listing heavily markets to investors, it could mean the unit has been a rental for years. That is not necessarily a bad thing, but make sure to ask about the building’s short-term rental rules and the unit’s rental history. Is this a smart investment or just hard to sell?

“Low Condo Fees”

Translation: Check what is actually included.
Low fees are appealing at first glance, but they can sometimes mean the building is underfunded. Always ask what those fees include. Are utilities covered? Is there a reserve fund study? Are any major capital projects planned? A slightly higher fee may actually reflect a healthier, better-maintained building.

“Den”

Translation: Could be anything from a nook to a near-bedroom.
The word "den" is often used loosely. Some are large enough for a guest bed or full office. Others are more of a hallway alcove. Always check dimensions and layout before assuming a den adds significant value.

“Exposed Concrete Adds Character”

Translation: The ceiling was never finished, and it is supposed to look that way.
Concrete ceilings are popular in Ottawa condos for their industrial feel and sound insulation. Just keep in mind that they can be harder to modify. Want to hang a light fixture or curtain track? You may need special tools or professional help.

“Floor-to-Ceiling Windows”

Translation: This is usually a great feature.
Large windows bring in natural light and can make a space feel much larger. Pay attention to which direction the windows face. South-facing means sunlight throughout the day, while north-facing units tend to have more consistent, cooler light. West-facing units get golden hour and evening warmth.

“Corner Unit”

Translation: More windows and often more space.
This one is typically a positive. Corner units can offer better airflow, added privacy, and more interesting views. Just confirm on the floor plan that the unit is truly on a corner of the building, not just the end of a hallway.

“Original Owner”

Translation: Likely original finishes too.
This can mean the unit has been well cared for, but it may also mean you are walking into a time capsule. Think older appliances, dated cabinetry, and the potential for upgrades. If you are open to renovations, it could be a great opportunity.

What Listings Don’t Say Matters Too

Condo listings are designed to generate interest. The language is often carefully chosen to highlight strengths and gloss over weaknesses. This does not mean agents are being dishonest—it just means you need to read with a critical eye.

At the Matt Richling Team, we help clients navigate this every day. We know the buildings, the floor plans, and the red flags. If you want to know whether a listing is actually worth seeing or you are unsure how to interpret the wording, we are happy to help.

Reach out any time for an honest opinion and expert guidance.
Whether you are buying your first condo or adding to your investment portfolio, we will help you make a smart, confident decision.

5 Ottawa Condo Layouts That Are Actually Worth the Hype

Not all condos are created equal — and yes, layout matters more than you'd think.

Let’s be honest: it’s easy to get caught up in photos of sleek finishes, concrete ceilings, and rooftop views. But when it comes to actually living in a condo, layout is everything. The wrong floor plan can make a great unit feel cramped, awkward, or hard to resell. The right one? Game-changer.

After working with hundreds of condo buyers and sellers in downtown Ottawa, here are five layouts that consistently impress — and why they’re worth your attention.

1. The Split-Bedroom Layout

What it is: Two bedrooms separated by the main living space, rather than side by side.

Why it’s worth it:
This layout is a favourite for roommates, couples who work from home, or anyone who values a bit of privacy. It gives both bedrooms better separation of sound and space. Plus, it typically comes with two bathrooms — a win for both day-to-day living and resale.

Where you’ll find it: The Slater, Tribeca, and some units at 700 Sussex or Cathedral Hill.

Ideal for: Roommates, investors, or buyers planning to host guests regularly.

2. The One-Bedroom + Den That Feels Like a Two-Bedroom

What it is: A one-bedroom unit with a den large enough to serve as an actual room — not just a desk in a corner.

Why it’s worth it:
Some dens are glorified closets. Others can genuinely function as an office, guest room, or nursery — and that adds major livability. The best ones have natural light, a door, or clever separation from the living space.

Where you’ll find it: East Market Phase III (383 Cumberland), The Mondrian, or Zibi condos.

Ideal for: Remote workers, young couples, or buyers who want flexibility without paying two-bedroom prices.

3. The Open-Concept Corner Unit

What it is: A unit that wraps around a building corner, often with floor-to-ceiling windows on two sides.

Why it’s worth it:
You get more natural light, better airflow, and panoramic city views — without sacrificing functionality. It’s the kind of layout that feels bigger than the square footage, thanks to smart flow and lots of glass.

Where you’ll find it: The Gotham, 360 Lofts, or 242 Rideau.

Ideal for: Buyers who value natural light, design, and entertaining.

4. The Studio That’s Actually Livable

What it is: A studio unit with smart storage, clear zones, and separation between bed and kitchen.

Why it’s worth it:
A well-designed studio can feel like a mini loft — airy, efficient, and far more comfortable than you’d expect. Bonus points for built-in storage or murphy beds that maximize space.

Where you’ll find it: The Hideaway (by Urban Capital), The Metropole, or select units at Soho Lisgar.

Ideal for: Minimalists, investors, or buyers who want downtown access without blowing the budget.

5. The L-Shaped One-Bedroom

What it is: A one-bedroom layout where the kitchen, dining, and living spaces aren’t all lined up in a straight line.

Why it’s worth it:
It breaks up the space in a way that feels more like a home and less like a hotel suite. You get visual separation between cooking, relaxing, and dining — all without walls.

Where you’ll find it: The Galleria, The Eddy, and 95 Bronson.

Ideal for: Buyers who want open concept with just enough definition.

Final Take

When shopping for a condo in Ottawa, it’s easy to focus on finishes, views, or square footage. But if you want a unit that feels good to live in (and holds its value long-term), layout should be one of your top priorities.

Need help finding a condo with the right floor plan for your lifestyle? We’ve toured just about every building in Ottawa — and we know which layouts are actually worth it.

Let’s talk. Whether you're buying your first condo or upgrading to something that just works, I'm here to help you find the one.

Why You Probably Can’t Airbnb Your Downtown Ottawa Condo — And What Smart Investors Are Doing Instead

The dream is tempting: buy a stylish condo in downtown Ottawa, throw it up on Airbnb, and let short-term guests cover the mortgage while you build equity.

But here’s the truth in 2025: if you don’t live in the unit full-time, you probably can’t rent it out on Airbnb — legally or practically. Between city bylaws and strict condo rules, most downtown investors are finding out the hard way that short-term rental income isn’t part of the equation.

Here’s what you need to know before you buy — and what smart buyers are doing instead.

Short-Term Rental Rules in Ottawa (2025 Edition)

In Ottawa, short-term rentals (like Airbnb or Vrbo) are only allowed in your primary residence. That means the unit you actually live in, full-time — not a second property or an investment unit. If you don't receive mail there, file taxes there, and live there the majority of the time, it doesn’t qualify.

Even if it is your primary residence, you still need a valid short-term rental permit from the City of Ottawa. This comes with specific rules about insurance, safety, and taxes — and most importantly, it doesn’t override condo board restrictions.

Most Downtown Condo Buildings Don’t Allow It

Even if a unit qualifies under the city’s rules, most condo corporations in Centretown, the ByWard Market, Hintonburg, and Little Italy have banned short-term rentals entirely. That’s their right — and it’s legally enforceable under Ontario condo law.

The logic is simple: high Airbnb turnover can increase noise complaints, wear and tear on shared spaces, and security concerns. It also makes the building feel less like a home and more like a hotel. Many condo boards have responded by updating their declarations to prohibit short-term stays altogether.

Even buildings that once permitted it have changed course in recent years.

What Happens If You Try Anyway?

If you rent out a unit without city approval or in violation of condo rules, you risk:

• Fines from the city

• Legal action from the condo board

• Insurance issues (your policy may not cover damages or liability from unauthorized rentals)

• Permit revocation, if you’re found to be in violation

It’s also worth noting that city staff now actively monitor short-term rental platforms to identify illegal listings — and neighbours are quick to report what they see.

So... What Are Investors Doing Instead?

Short-term rentals may be off the table, but Ottawa condos are still a solid long-term investment — especially with a strong rental market and low vacancy rates.

Here’s how smart investors are adjusting:

1. Renting long-term (12-month leases or more):
Many investors are shifting to long-term tenants — often professionals, students, or couples who want the downtown lifestyle. Buildings near uOttawa, Tunney’s Pasture, and LRT stations tend to rent quickly.

2. Offering 30+ day furnished rentals:
The city’s short-term rental rules only apply to stays under 30 days. Some owners are now targeting mid-term renters — like contract workers, diplomats, or relocating families — with fully furnished, 1–3 month leases. These are legal and in demand, especially in centrally located units.

3. Choosing buildings with high owner occupancy:
Investor-heavy buildings can struggle with resale value, building upkeep, and tenant stability. Many buyers now prefer buildings with a higher percentage of owner-occupants, knowing it often means better board decisions, quieter hallways, and more pride of ownership.

4. Focusing on appreciation and lifestyle:
Instead of counting on monthly cash flow, some buyers are playing the long game — choosing units in growing neighbourhoods like Little Italy or the future Lebreton Flats development zone, where infrastructure improvements could drive long-term value.

Final Word

If your condo investment strategy relies on Airbnb, you’ll want to rethink it before signing on the dotted line.

The good news? Ottawa’s condo market still offers excellent long-term opportunities — as long as you’re clear on the rules and have a plan that works.

If you’re looking for a unit that will rent well, hold its value, and fit within the city's bylaws and the building’s rules, I can help you find it.

Let’s talk about your next move.

5 Subtle Red Flags to Watch for When Touring a Downtown Ottawa Condo

Buying a condo in downtown Ottawa can be exciting — modern buildings, great locations, and the promise of walkable city living. But not every unit is what it seems, and some of the biggest regrets come from things buyers don’t notice until after the deal closes.

Whether you’re a first-time buyer, a downsizer, or just looking for a smart investment, here are five subtle red flags to watch for when touring a condo downtown.

1. The building feels… empty
If you're touring during a weekday or early afternoon, it's normal for things to be quiet. But if the building always feels empty — no mail outside doors, no signs of daily life — it could point to low owner occupancy. Buildings with fewer full-time residents often have higher turnover and less community involvement, which can affect everything from noise complaints to how well the building is maintained.

2. The hallways tell a different story than the unit
Most listings focus on the interior of the unit — fresh paint, staged furniture, clean countertops. But don’t skip the common areas. Are the hallways clean? Do the elevators run smoothly? Is the front entrance secure and well-maintained? Poor upkeep in shared spaces can be a red flag about how engaged the condo board or property manager is — and that matters long term.

3. The condo fees seem “too low” for what you’re getting
Everyone loves low fees — until the elevator breaks and there’s no money to fix it. If you’re looking at a building with amenities like a gym, concierge, or underground parking, but the fees seem surprisingly low, ask questions. How much is in the reserve fund? When were the last major repairs? Has the board had to issue special assessments before? A status certificate review is essential, but even during a showing, don’t be afraid to ask the listing agent what those monthly fees cover.

4. The view might not last
One of the perks of condo living is the view — whether it’s the city skyline, green space, or open sky. But Ottawa is growing fast, and that empty lot or low-rise building next door could be the site of a future development. Before falling in love with a view, it’s worth checking the City of Ottawa’s development applications map or asking your Realtor if anything is already approved nearby.

5. You’re too focused on the finishes
It’s easy to be wowed by upgraded appliances and quartz countertops — but those are the things you can change. What you can’t change is the floor plan, the natural light, the noise levels, or the ceiling height. Don’t let flashy staging distract you from the fundamentals. Ask yourself: will this space still work for me in five years? Is there storage? Is the layout functional for how I live?

Final Thoughts
Downtown condos can offer incredible lifestyle and investment potential — but the smartest buyers know what to look for beyond the surface. The red flags aren’t always obvious, but they matter. The good news? You don’t have to figure it all out on your own.

If you’re thinking about buying a condo in Ottawa, I can help you spot the opportunities — and avoid the regrets.

Let’s talk about your next move.

What to Ask Before Buying a Pre-Construction Condo in Ottawa

Buying a pre-construction condo in Ottawa can seem like the perfect way to get exactly what you want. Everything is brand new, the finishes are modern, and you might get a bit more time to save up before closing. But buying a condo that doesn’t exist yet comes with its own set of risks and rules.

Whether you’re a first-time buyer or a seasoned investor, here’s what you need to know before signing on the dotted line.

What Is a Pre-Construction Condo, Exactly?

A pre-construction condo is a unit you agree to purchase before it has been built. You buy based on floorplans, brochures, and showrooms, with a projected closing date that could be years away. During that time, you’ll make scheduled deposit payments, and the builder is responsible for constructing and finishing the unit according to the contract.

Sounds simple — but there’s more to it than just waiting for the keys.

Key Questions to Ask Before You Buy

The glossy renderings and sleek sales centres can make any pre-construction project look perfect. But smart buyers know to dig a little deeper. Here are a few questions you’ll want answered up front.

1. What’s the deposit structure?
Most Ottawa pre-construction condos require between 15 to 25 percent in deposits, paid over time. Ask when those payments are due and how they’re structured. Some developers offer extended deposit schedules, which can ease the financial load.

2. Is the builder reputable?
Do some research on the developer’s history. Have they completed other projects in Ottawa? Were those delivered on time? What do past buyers say? A builder with a strong local track record is a good sign.

3. What happens if the project is delayed? Or canceled?
Delays are common in new builds, and in rare cases, entire projects can be canceled. Ask what protection you have and how long the builder can delay closing before you can walk away.

4. Can you assign the unit before it’s built?
An assignment allows you to sell your purchase contract before closing. Not all builders allow this, and some charge a fee. If flexibility is important to you, make sure your contract includes an assignment clause.

5. Are the projected condo fees realistic?
Ask for a breakdown of estimated condo fees and how they were calculated. New buildings often underestimate fees to make the unit look more affordable. If the number seems too good to be true, ask more questions.

What Does Tarion Cover, and What Doesn’t?

In Ontario, new builds are covered by the Tarion Warranty Program, which protects buyers against major defects and delays. But it doesn’t cover everything.

Here’s what is generally included:

• Deposit protection (up to a certain amount)

• Delayed closing compensation

• One-year and two-year warranties on certain materials and labour

• A seven-year warranty on major structural defects

Always read the fine print and ask your lawyer to review your contract. The warranty is helpful, but it won’t protect you from every issue that can come up.

Understanding Floorplans: What to Look For

Since you can’t walk through the unit, floorplans are your best tool for understanding the space. But not all layouts are created equal.

Watch for:

• Narrow or windowless bedrooms

• Long hallways that eat up square footage

• Kitchens with limited counter space or storage

• Poor natural light due to window placement or building orientation

• Lack of entry storage or closet space

Ask for a model with a similar layout if one exists, or better yet, bring someone who has reviewed hundreds of floorplans before. Small layout issues can feel much bigger once you move in.

The Extras: What Are You Really Getting?

Builders often promote included features like quartz counters, upgraded appliances, or high ceilings. Ask for the full list of standard features and compare it to what’s shown in the model suite. Sometimes what you see is an upgrade.

Also, check:

• Whether parking or storage is included

• If there are caps on closing costs (such as development charges)

• What finishes are available and how customizations work

Getting clear on the details now can save you from unpleasant surprises later.

Matt’s Advice: Treat It Like an Investment, Even If You’re Living In It

Buying pre-construction isn’t just about getting a new place — it’s about making a smart, long-term investment. Think about resale value, building location, walkability, and the reputation of the builder.

Here’s what I often tell clients: pick the unit that gives you options. Choose a layout that’s flexible. Choose a location that stays desirable. And choose a building that’s likely to hold its value, whether you’re living there five years or fifteen.

Final Thoughts

Buying a pre-construction condo in Ottawa can be a great move, but it’s not as simple as picking a pretty floorplan and waiting for it to be built. There are legal, financial, and logistical details that need attention — and a little due diligence now can go a long way.

If you’re considering a new build, let’s talk. We’ve helped dozens of clients navigate Ottawa’s pre-construction market and can walk you through the process step by step.

Reach out anytime. We’re here to help you make a confident move.

Top 7 Must-Have Features in an Ottawa Condo — The Ultimate Buyer Checklist

Buying a condo in Ottawa can be exciting, but it can also be overwhelming. Between shiny new finishes, staged furniture, and amenity lists a mile long, it’s not always easy to tell what actually matters when it comes to value and day-to-day living.

Whether you’re buying your first condo or upgrading to something new, here’s a simple, no-fluff checklist of features worth paying attention to.

These are the things that stand the test of time — the features that make a real difference in comfort, resale value, and lifestyle.

1. A Smart Layout with Storage That Works

Square footage is important, but layout is everything. A smaller condo with a functional floor plan can feel bigger than a larger one with wasted space.

Look for:

• Defined entryways and living spaces

• Minimal hallway “dead zones”

• Storage solutions like coat closets, linen storage, and well-sized bedroom closets

• Kitchen cabinets that go all the way to the ceiling

• Space for a real dining table or work-from-home setup

Open concept is great — but only if it’s well thought out.

2. Natural Light and Window Quality

Light makes a huge difference in how a space feels. South or west-facing units often get the best sun, but it depends on surrounding buildings and trees.

You’ll also want to check:

• Size and placement of windows (especially in bedrooms)

• Condition of seals and insulation

• Whether windows open and close properly

• The view — because a wall of brick 10 feet away might not feel great after a few months

If you’ll be spending a lot of time at home, don’t underestimate how much light impacts your day-to-day energy.

3. A Building That’s Been Well Maintained

No matter how nice the unit looks, the building matters just as much — if not more. You’re buying into the entire structure and the shared financial responsibility that comes with it.

Ask about:

• The age of the roof, elevators, windows, and mechanical systems

• When the last major upgrades were done

• Any upcoming special assessments

• The health of the reserve fund (your lawyer can help you review the status certificate)

Well-run buildings hold value better and tend to have fewer financial surprises.

4. Amenities That Actually Add Value

It’s easy to get distracted by rooftop terraces, party rooms, or even golf simulators — but not all amenities are equally useful (or equally well maintained).

Some of the most valuable amenities in Ottawa condos include:

• Gym or fitness room (bonus if it’s bright and well-equipped)

• Secure bike and locker storage

• Underground parking

• Dog washing stations or pet-friendly spaces

• Package delivery lockers or concierge service

You’re paying for these amenities in your condo fees, so make sure you’ll actually use them — or at least that they add long-term value.

5. Walkability and Access to Transit

Location is one of the biggest drivers of long-term resale value. It’s also key for quality of life.

Look for condos within walking distance to:

• LRT stations or frequent bus routes

• Grocery stores, cafés, and restaurants

• Parks, trails, and public greenspace

• Schools or work hubs (especially if you plan to rent the unit in the future)

Condos in walkable neighbourhoods like Centretown, Hintonburg, Little Italy, or Old Ottawa East often maintain demand — even when the market slows.

6. Features That Future-Proof Your Space

The way people live is changing. Flexibility and tech-readiness matter more now than ever.

Features worth watching for:

• USB outlets and plenty of plugs

• Wired internet access in multiple rooms

• Smart locks, fobs, or video intercoms

• EV charging options in the garage

• Multi-use rooms or sliding wall dividers for working from home

Even if you don’t need all of this now, buyers in five years might — and that could give your unit the edge when it’s time to sell.

7. A Building Culture That Fits Your Lifestyle

Condo life is more than just square footage. You’re also sharing walls, elevators, and common areas — so it’s important to feel like the vibe fits your needs.

Think about:

• Who tends to live in the building (retirees, young professionals, investors, etc.)

• Whether it’s quiet or social

• How rules are enforced (noise, pets, short-term rentals)

• The state of common areas — are they clean and inviting?

The right building should feel like a place you’re happy to come home to.

Final Thoughts

Buying a condo in Ottawa means weighing more than just price per square foot. It’s about finding the right mix of comfort, lifestyle, and long-term value — both for you and for future resale.

If you’re not sure what to prioritize, that’s where we come in.

We’ve toured hundreds of Ottawa condo buildings and know what features actually matter. Whether you’re just starting your search or narrowing it down to a few favourites, we’ll help you find the right fit — and avoid costly surprises.

Ottawa Real Estate: From Pandemic Surge to 2025 Stability

What the Data Really Says (Jan 1 – July 21, 2020–2025)

If you’re trying to understand what’s really happening in Ottawa’s real estate market, not Kemptville, Arnprior, Rockland, or Renfrew, this is for you. Most stats lump the city in with outlying towns, which can distort the numbers and mislead both buyers and sellers.

This post focuses strictly on City of Ottawa data: detached homes, semis, townhomes, condo apartments, and condo townhomes; tracked across six years from January 1 to July 21. We’ve zeroed in on how the market has moved since the 2021 sales peak and 2022 price peak, and where things stand today in 2025.

Detached Homes – Pricing Has Nearly Fully Recovered

In 2022, detached homes in Ottawa hit their highest-ever average price: $976,701. That peak didn’t last — prices fell to $878,269 in 2023, a sharp -10.1% drop.

But as of July 2025, the average detached price has climbed back to $905,980; up +3.2% from last year, and only -7.2% below the 2022 peak. The market hasn’t fully bounced back, but it’s close. Detached homes are leading Ottawa’s pricing recovery.

Semi-Detached – Quiet but Strong Climb Back

Semi-detached homes peaked in 2022 at $801,503, before dropping to $750,064 in 2023; a -6.4% dip. As of 2025, the average price is up to $773,485, gaining back most of the loss and now just -3.5% below the peak.

This segment isn’t flashy, but it’s quietly one of Ottawa’s best-performing property types for price stability and recovery.

Townhomes – Affordability Wins Again

Ottawa townhomes reached $695,859 in 2022, then dropped to $619,916 in 2023; a -10.9% slide. In 2025, they’ve rebounded to $628,922, regaining most of that lost ground and proving their appeal among budget-conscious buyers.

With back-to-back year-over-year price increases and a strong floor under values, townhomes continue to be one of the most stable segments in Ottawa real estate.

Condo Apartments – Still Lagging Behind the Pack

Condo apartments hit a high of $461,155 in 2022, but took a hit in 2023, falling to $437,305. In 2025, they’re up slightly to $444,366, still -3.6% below the peak.

What’s more telling: sales volume has dropped off a cliff. In 2021, over 2,100 condo apartments sold in Ottawa. In 2025? Just 1,144; a -45.7% drop. Oversupply, rising rates, and reduced investor appetite continue to challenge this segment.

Condo Townhomes – Underrated and Holding Steady

In 2022, condo townhomes averaged $479,798. They dipped to $431,167 in 2023 and have since crept back to $436,712 in 2025. That’s still ~9% off the peak, but the consistent upward trend speaks to strong affordability and utility.

This is the workhorse segment; not flashy, but reliable. With relatively shallow declines and steady pricing, condo townhomes are a smart choice for families who need space but not the detached price tag.

Unit Sales – The 2021 Frenzy Is Long Gone

Remember the pandemic peak? Here’s how 2021 compares to 2025 in actual sales volume:

• Detached homes: 3,355 (2021) → 2,449 (2025) ↓27%

• Semi-detached: 600 → 390 ↓35%

• Townhomes: 2,089 → 1,532 ↓26.6%

• Condo apartments: 2,108 → 1,144 ↓45.7%

• Condo townhomes: 795 → 725 ↓8.8%

The urgency of 2021 is gone. Buyers are more selective, more budget-aware, and they’re negotiating harder. The volume shift confirms this: demand didn’t disappear, it just normalized.

Days on Market – A Slower, Healthier Market

Back in 2021 and early 2022, properties flew off the shelf in under two weeks. Fast-forward to 2025 and the average days on market (DOM) has more than doubled:

• Detached homes: 10 → 26 days

• Semi-detached: 11 → 25 days

• Townhomes: 8 → 26 days

• Condo apartments: 17 → 43 days

• Condo townhomes: 9 → 31 days

This isn’t a sign of weakness — it’s a return to balance. Buyers can take their time. Sellers need smart pricing strategies. And agents have a real opportunity to add value again through marketing and negotiation.

Final Take: Ottawa Has Stabilized — and That’s a Good Thing

From 2020 to 2022, Ottawa’s market exploded. From 2023 to 2024, it reset. And in 2025, we’re now seeing clear signs of recovery in nearly every segment — especially detached, semis, and townhomes.

• Most property types have regained nearly all of their 2022 value

• Sales volume is down, but demand remains steady

• Buyers and sellers are on more equal footing

If you’re expecting a crash, you’re waiting for something that already happened and was corrected. Ottawa’s market is no longer red-hot… but it’s far from cold.

It's stable. It's balanced. It's what a sustainable real estate market is supposed to look like.

Want Hyper-Local Stats?

If you'd like information based on the town, suburb, or specific neighbourhood you currently live in, or are thinking about moving into, just let me know. I can break down the data for your exact area so you can make confident, informed decisions in today’s market.

- Mitch

Mitch MacKenzie

mitch@mattrichling.com

Are Ottawa Condo Fees Too High? Here’s What You’re Really Paying For

If you’re considering buying a condo in Ottawa, there’s one line item that’s probably caught your eye—and maybe even made you pause. Condo fees.

Maybe it’s $380 a month. Maybe it’s $900. Maybe the unit is listed lower than expected, but the monthly fees seem unusually high. What do they actually cover? Are they too high? And are they worth it?

Here’s what every buyer should know about condo fees in Ottawa: what they include, what’s normal, and how they affect your bottom line.

What Are Condo Fees?

Condo fees, also known as maintenance fees, are monthly payments made by every unit owner in a condominium building. These fees are pooled together to cover all shared building expenses.

This usually includes building insurance, cleaning and maintenance of common areas (like hallways, the lobby, elevators, and shared spaces), landscaping, snow removal, and general repairs. A portion of the fee also goes toward the building’s reserve fund, which is money set aside for future major repairs or replacements—things like a new roof, garage updates, or exterior work.

If your building includes amenities like a gym, pool, or concierge, those costs are also covered through your condo fees. Some buildings go a step further and include utilities such as heat, water, or hydro. Others do not. It all depends on the building’s structure and how it was originally set up.

What Do Condo Fees Typically Cost in Ottawa?

In Ottawa, condo fees can vary quite a bit based on the age of the building, the size of the unit, and what’s included. In general, a low-rise condo with no major amenities might charge between $250 and $400 per month. A mid- or high-rise condo with basic amenities like a gym or party room might land between $400 and $600. Luxury buildings with things like a concierge, pool, sauna, or rooftop terrace can easily range from $600 to over $900 a month.

Keep in mind that the size of the unit also matters. Most buildings calculate fees based on a percentage of ownership, meaning larger units typically pay more each month than smaller ones in the same building.

When High Fees Might Be Worth It

It’s easy to assume that high condo fees are a bad thing, but that’s not always true. In fact, some buildings with higher fees offer significantly more value than their lower-fee counterparts.

For example, higher fees might include 24-hour concierge service, heated underground parking maintenance, all-inclusive utilities, access to a professionally maintained gym or indoor pool, or regular cleaning and repair schedules that preserve the long-term value of the building. Higher fees also often mean a well-funded reserve, which reduces the likelihood of owners being hit with unexpected bills down the road.

In many cases, what looks like a “high” fee might actually save you money or stress over time. It’s all about what’s included and how the building is managed.

Are High Condo Fees a Red Flag?

Not necessarily. A better question to ask is: What am I getting for my money? And is the reserve fund healthy?

Low fees can sometimes be misleading. A building with low condo fees might be cutting corners or underfunding its reserve fund, which can lead to larger issues in the future. That’s when owners might face special assessments—one-time payments required from every unit owner to cover major repairs that the reserve fund can’t handle.

To protect yourself, always ask about what’s included in the monthly fee, whether the reserve fund study is up to date, and whether there are any planned increases or upcoming major repairs. These details are typically outlined in the building’s status certificate, which your lawyer will review before your purchase is finalized.

How Condo Fees Affect Your Mortgage

One thing many buyers don’t realize is that condo fees can impact how much a lender is willing to approve you for.

When you get pre-approved for a mortgage, the lender isn’t just looking at your purchase price. They’re looking at your total monthly housing costs—including condo fees. That means a condo with high fees might reduce how much you qualify for, even if the unit itself is more affordable.

For example, a $450,000 condo with $900 in monthly fees could end up being harder to qualify for than a $500,000 condo with only $300 in fees. It doesn’t mean either is better or worse—it just means it’s important to consider the full monthly picture, not just the list price.

Real Examples From the Ottawa Market

Every building is different. If you're trying to compare, it helps to look at real examples. On our site, we’ve built some of the most detailed condo pages in Ottawa—including pricing history, amenities, and fee breakdowns—so buyers can understand exactly what they’re getting into.

Want to see the difference between a building with all-inclusive fees and one with bare-bones maintenance? Compare buildings like The Bowery at 255 Bay Street with The Mondrian at 324 Laurier Avenue West. Some buildings offer rooftop terraces, others include hydro, and some are better known for their well-managed reserve funds. Our team knows the ins and outs of each one—and we’re happy to walk you through what to expect.

The Bottom Line

Condo fees aren’t a nuisance—they’re part of what makes condo living easy and low-maintenance. That said, not all fees are created equal. What matters is what’s included, how the building is run, and how those fees fit into your overall financial plan.

If you’re in the market for a condo in Ottawa, we can help you compare your options, read between the lines, and make a smart investment. Reach out anytime—we’re here to help.

What’s the Deal With Special Assessments? What Ottawa Condo Buyers Need to Know in 2025

You’ve probably heard the term “special assessment” pop up while browsing Ottawa condos or reviewing a status certificate — and if you’re like most buyers, your first reaction was probably: “Is this a bad sign?”

The short answer? Not always.
But special assessments are one of the most misunderstood parts of buying a condo in Ottawa, and knowing what they are — and how to spot red flags — can save you a lot of money and stress down the line.

Let’s break it down in plain language.

What Is a Special Assessment?

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

Think of it as the building passing the hat around when something big needs to be fixed, and there’s not enough in savings to cover it.

Common reasons for a special assessment include:

• Roof replacements

• Elevator upgrades

• Structural issues

• Heating/cooling system failures

• Emergency repairs (e.g. water damage, fire recovery)

• Legal or insurance disputes

Should You Panic if a Special Assessment Pops Up?

Not necessarily.

A special assessment doesn’t always mean the building is falling apart. In some cases, it reflects a board that’s being transparent about upcoming work and doing what’s needed to maintain the building.

But in other cases, it can point to poor financial planning, an underfunded reserve, or a building that hasn’t been properly maintained, which is why it’s so important to read between the lines.

How Much Are Special Assessments in Ottawa?

It depends on the size of the repair, the size of your unit, and how many owners are sharing the cost.

We’ve seen assessments as low as $2,000 per unit for minor repairs, and as high as $20,000+ for major work in older buildings.

In rare cases, owners can choose to pay in monthly instalments or a lump sum, but not always. And yes, if you’re the owner at the time the assessment is issued, it’s your responsibility.

How to Spot Risk Before You Buy

This is where the Status Certificate becomes your best friend. Before closing on a condo in Ottawa, your lawyer will review this document, which includes the reserve fund study, financial statements, and info about any upcoming special assessments.

Here’s what we look for in every deal:

• Is the reserve fund healthy?
  A newer building might have $200K–$400K in reserves. Larger or older buildings should be closer to $1M+, depending on size and age.

• When was the last reserve fund study done?
  These are required every three years in Ontario. An outdated study is a red flag.

• Are there upcoming projects not fully funded?
  If big repairs are planned but the fund is short, an assessment might be on the horizon.

• Are fees suspiciously low?
  If fees haven’t gone up in 5+ years or are way below market averages, the reserve fund may not be getting enough contributions.

Should You Avoid Buildings With Special Assessments?

Not always.

Some buyers actually use an upcoming assessment as leverage to negotiate the purchase price or ask for a credit at closing. In other cases, the assessment is already paid, and the work is complete, which means you’re getting a unit in a freshly updated building with no major surprises on the horizon.

In short: it depends on the context.

And that’s exactly what we help you figure out.

Final Thoughts

Special assessments can sound scary, but they don’t have to be a dealbreaker. The key is understanding why the assessment exists, how the building is managed, and what your long-term costs could be as an owner.

We work with condo buyers across Ottawa every day to help them decode the financial health of the building, not just the unit. Whether you’re looking at a Centretown loft, a Westboro high-rise, or something tucked near the LRT, we’ll help you know exactly what you’re walking into.

Have questions about a condo listing or status certificate?
Send it our way. We’ll review it with you and make sure there are no costly surprises waiting behind the scenes.

What’s a Good Condo Fee in Ottawa? A 2025 Guide to What You Should (and Shouldn’t) Be Paying

If you’ve spent more than five minutes looking at Ottawa condos for sale, you’ve probably asked yourself this:
“Is that condo fee normal?”

We get it. Condo fees can feel like a mystery, especially when you see two similar units, side by side, with completely different monthly costs. One is $350/month, the other is $750/month. Why the gap? And is either of those actually a good deal?

In this post, we’re breaking down what a typical condo fee looks like in Ottawa in 2025, what those fees cover, and how to tell the difference between a well-managed building and one that might cost you more in the long run.

What Do Condo Fees Actually Cover?

In most Ottawa buildings, condo fees include more than just maintenance. They typically cover a combination of:

• Building insurance (not your contents, just the structure and shared spaces)

• Reserve fund contributions

• Common area maintenance (lobby, elevators, hallways, exterior)

• Garbage removal and snow clearing

• Water and/or heat in many buildings

• On-site amenities like gyms, pools, party rooms, etc.

Some older buildings or luxury towers also include hydro, cable, or concierge services in the monthly fee. But every building is different, so what’s included should always be confirmed in the listing or status certificate.

So… What’s a Normal Condo Fee in Ottawa in 2025?

While there’s no single right number, we’ve seen the following ranges in our daily work with condo buyers and sellers:

• Newer construction (built post-2015):
  ~$0.45–$0.65 per square foot, depending on amenities

• Older buildings (built pre-2000):
  ~$0.70–$1.00 per square foot, often due to increased upkeep and fewer energy-efficient systems

• Luxury buildings:
  $0.80–$1.20+ per square foot, often with full-time concierge, pools, gyms, guest suites, and more

For example, a 700 sq ft condo with a $0.60/sq ft fee would cost about $420/month. Not bad, especially if it includes water, heat, and a gym.

When Low Fees Aren’t Always a Good Thing

Everyone loves a deal, but ultra-low condo fees can be a red flag if you’re not careful. Here’s why:

• Underfunded reserve fund: If the building hasn’t set enough money aside for major repairs (like roof replacement or elevator upgrades), you could be hit with a large special assessment later on.

• Deferred maintenance: Low fees may mean corners are being cut. That often shows up as peeling paint, broken intercoms, or outdated systems.

• No recent increases: While it’s tempting to see “stable fees” as a good thing, a well-run condo will typically raise fees slightly each year to keep pace with inflation and rising costs.

We always recommend reviewing the Status Certificate to see the reserve fund balance, recent budget, and any upcoming repairs.

When High Fees Might Be Worth It

Not all high condo fees are a bad sign. In fact, in some buildings, they’re a fair reflection of the services and amenities offered, or the age of the structure.

Higher fees might be justified if the building includes:

• 24/7 concierge or security

• Full-sized gyms or indoor pools

• Guest suites and event spaces

• Hydro and cable

• Elevator or mechanical upgrades recently completed

In many downtown buildings like The Hudson, Claridge Plaza, or The Mondrian, you’ll find slightly higher fees but with a strong reserve fund and great long-term value. It all depends on your priorities.

How to Compare Condo Fees Like a Pro

When you’re comparing listings, don’t just look at the dollar figure — dig into the value behind the fee.

Here’s what we recommend evaluating:

• Price per square foot (not just total fee)

• What’s included in the monthly cost

• Age and condition of the building

• Reserve fund health and upcoming major projects

• Percentage of units owner-occupied (more owners = better long-term stability)

• Amenities you’ll actually use (and which you’re paying for)

And don’t forget — a $500/month condo fee in a building that includes everything may end up cheaper long-term than a $300/month fee that doesn’t even cover your water bill.

Final Thoughts

In Ottawa’s condo market, not all fees are created equal. A “good” condo fee isn’t just a number — it’s a reflection of how well the building is run, what you’re getting in return, and how much financial risk you’re carrying as an owner.

That’s where we come in. As a team that specializes in Ottawa condos, we help buyers look beyond the listing price and monthly fee to understand the full financial picture, before you sign anything.

Wondering if that condo fee is too high, too low, or just right?
Send us the listing. We’ll give you an honest take — and help you understand exactly what you’re buying into.

Ottawa’s Best Condo Buildings for Walkability in 2025

No Car? No Problem. These Condos Put You Steps From Everything.

If you’re moving to downtown Ottawa and wondering whether you need a car, the answer might surprise you.

With the expansion of the LRT, a growing network of bike lanes, and neighbourhoods built around the “15-minute lifestyle,” more condo buyers are choosing to ditch their cars and prioritize walkability. And in 2025, that’s not just possible in Ottawa—it’s a smart move.

In this guide, we’ll break down what makes a condo walkable, what you should consider before going car-free, and our top building picks for anyone looking to live in the heart of it all.

Why Walkability Matters More in 2025

Let’s be real—car ownership isn’t cheap. Between rising insurance rates, gas prices, parking costs, and maintenance, your vehicle might be eating into your home-buying power more than you realize.

Add in remote work, the convenience of food delivery, and better public transit, and many buyers are realizing they don’t actually need to drive every day.

Choosing a walkable condo means:

• Living steps from groceries, coffee shops, and transit

• Skipping the stress of winter parking or storage

• Saving money (or putting that budget toward a nicer unit)

• Enjoying a healthier, more community-driven lifestyle

What Makes a Condo “Walkable”?

For this list, we’re looking at condo buildings that:

• Score 90+ on Walk Score

• Are within a short walk to transit, shops, and restaurants

• Offer amenities that support car-free living (bike storage, car share, in-building gym or concierge for deliveries)

This isn’t about how flashy the building is—it’s about the quality of life when you’re on foot.

The Top Walkable Condo Buildings in Ottawa (2025 Edition)

1. The Bowery – 255 Bay Street

Neighbourhood: Centretown
Walk Score: 96
Why it makes the list: Steps from Bank Street, Parliament, groceries, and the Lyon LRT station. It’s also one of the few newer buildings downtown with lower condo fees, great amenities, and a rooftop lounge that feels like a boutique hotel.

2. The Slater – 199 Slater Street

Neighbourhood: Financial District
Walk Score: 98
Why it makes the list: Location doesn’t get more central than this. Right near Sparks Street, the Rideau Centre, and major government buildings. Perfect for professionals who want to walk to work and take the LRT anywhere else.

3. The Rideau – 383 Cumberland Street

Neighbourhood: ByWard Market
Walk Score: 99
Why it makes the list: Sandwiched between Ottawa U and the Market, this building puts you close to campus, grocery stores, and restaurants. Rideau LRT station is just around the corner, and the Rideau Canal is a 7-minute walk.

4. The Galleria – 200 Besserer Street

Neighbourhood: Sandy Hill
Walk Score: 97
Why it makes the list: A great choice for students or downtown professionals. Walk to class, transit, and groceries without sacrificing space or comfort. Galleria also has a solid reputation for long-term value and community feel.

5. 700 Sussex Drive

Neighbourhood: ByWard Market / Parliament Hill
Walk Score: 99
Why it makes the list: One of Ottawa’s most prestigious condo addresses, right between the Market and the Hill. You can walk to everything from here—fine dining, cultural events, coffee shops, and transit. Ideal if you want luxury and convenience.

6. The Merit – 108 Lisgar Street

Neighbourhood: Elgin Street / Downtown Core
Walk Score: 98
Why it makes the list: Close to City Hall, Elgin Street, and the Canal, The Merit is perfect for someone who wants upscale design with walkable lifestyle. Great for people who work in politics, public service, or who just love being at the centre of it all.

Things to Think About Before Going Car-Free

Living without a car is easy—if you plan ahead. Here are a few things I ask clients to consider:

• What’s your grocery situation? A building near a Metro, Farm Boy, or Loblaws is a game-changer.

• Will you commute by transit? Look for condos near an LRT station (Line 1 or Line 2).

• Are you okay using Uber or Zipcar occasionally? Some buildings have partnerships or car share on-site.

• How often do you leave the city? If you travel to the suburbs or cottage country regularly, no car might not work.

Bonus tip: If you’re living without a car, parking becomes an asset. Buy a unit without parking for a lower price, or buy one with parking and rent the spot for income.

Ottawa’s downtown core isn’t just walkable—it’s designed for car-free living. And in 2025, more buyers are waking up to the fact that walkability doesn’t just improve your lifestyle—it saves you money and puts you in the centre of the action.

Whether you’re relocating, downsizing, or buying your first condo, I can help you find a unit in a walkable, high-demand building that matches your lifestyle goals.

📩 Want a curated list of Ottawa condos with the best walkability scores?
Send us a message and we’ll put together a personalized shortlist based on what matters most to you.

The Best Ottawa Condos for First-Time Investors: 2025 Edition

Thinking about buying your first investment property in Ottawa? You’re not alone.

As rent prices climb and new inventory continues to be absorbed quickly, more people are turning to downtown condos as a way to start building wealth. But not all buildings are created equal—especially if you're new to real estate investing.

Whether you’re looking for a turnkey unit with low overhead or a high-demand rental in the heart of the city, this guide will walk you through some of the best condos in Ottawa for first-time investors in 2025—and what to watch for before you buy.

Why Condos Are a Smart First Investment in Ottawa

Condos are often the easiest entry point into the real estate market for new investors because they’re:

• Low maintenance (no snow removal or exterior upkeep)

• More affordable than freehold homes downtown

• Often located in high-demand rental areas

• Backed by established condo boards and reserve funds

Downtown Ottawa also has a steady pool of potential tenants—students, young professionals, government workers, and travelling healthcare staff—making it one of the most stable urban rental markets in Canada.

What First-Time Investors Should Look For

Not every downtown condo makes a good investment. Here’s what to prioritize:

• Reasonable condo fees: Under $0.75/sq ft is ideal, depending on amenities.

• Strong rental demand: Close to transit, schools, hospitals, and employment hubs.

• Good building management: Look at reserve fund studies, maintenance records, and special assessments.

• Flexible rental policies: Check whether short-term rentals are allowed (if that’s part of your plan).

• Layout efficiency: Open layouts, in-unit laundry, and functional floor plans tend to rent faster.

Top 5 Downtown Ottawa Condos for First-Time Investors (2025 Edition)

Based on local market trends, rental demand, and investor performance, here are some standout buildings to consider:

1. The Bowery – 255 Bay Street

• Neighbourhood: Centretown

• Why it works: Efficient, modern layouts with rooftop amenities, low condo fees, and strong rental appeal to professionals.

• What to know: Studios and 1-beds rent fast here. Lower turnover costs due to newer construction.

• Typical rental range: $1,800–$2,400/month depending on size and finish.

2. The Mondrian – 324 Laurier Avenue West

• Neighbourhood: Downtown Core

• Why it works: Centrally located with sleek units and popular amenities (pool, gym, rooftop terrace). Great walk score.

• What to know: Units with unobstructed views or parking tend to see stronger resale and rental value.

• Rental range: $2,100–$2,800/month for 1- and 2-bedroom units.

3. The Hideaway – 340 McLeod Street

• Neighbourhood: Centretown / Bank Street Corridor

• Why it works: Industrial-chic design and a sought-after rooftop pool. Consistently strong tenant demand from young professionals and medical staff.

• What to know: Some unique layouts—focus on functional units with balconies for the best value.

• Rental range: $1,950–$2,600/month.

4. SoBa – 203 Catherine Street

• Neighbourhood: Centretown South

• Why it works: High design aesthetic, floor-to-ceiling windows, and a growing reputation among renters. Still undervalued relative to its quality.

• What to know: South-facing units are brighter and often rent quicker, with some short-term rental potential depending on the unit.

• Rental range: $1,950–$2,700/month.

5. The Slater – 199 Slater Street

• Neighbourhood: Financial District

• Why it works: One of the only buildings in Ottawa that allows short-term rentals (Airbnb-friendly), making it a unique option for furnished rentals.

• What to know: Requires a different management approach, but has high cash flow potential.

• Rental range: $2,000–$3,000/month furnished.

What to Avoid in Your First Investment Property

Even if a building looks appealing, there are red flags that should make you pause:

• Outdated reserve fund studies

• Multiple recent special assessments

• Units with awkward layouts or no windows in bedrooms

• Lack of in-unit laundry

• Strict rental restrictions or age-limited buildings

Advice for First-Time Investors

Buying your first investment property can feel overwhelming, but it doesn’t have to be.

The biggest mistake we see is people focusing too much on just the purchase price. You need to understand the building, the financials, and the neighbourhood trends. The right unit in the right building can set you up for long-term success.

If you’re thinking about investing in a downtown Ottawa condo, the key is finding a building that offers both present-day rental appeal and long-term value. The five options above are a great place to start, but the best choice always depends on your goals, budget, and lifestyle.

📩 Want to chat about your first investment property?
Reach out directly for a one-on-one strategy session or request a list of available units that match your ideal criteria.

The 5 Things No One Tells You About Buying a Condo in Ottawa

Buying a condo in Ottawa seems simple enough. You find the right unit, sign some papers, and get the keys, right?

Not quite.

While condos are often marketed as the “easy” way to buy into the market, there’s a lot going on behind the scenes that can impact your investment, your lifestyle, and your peace of mind. From hidden fees to how your building is managed, what you don’t know can cost you.

Here are five things most buyers don’t find out until after they’ve moved in. Read this before you start touring—and thank yourself later.

1. Not all condo fees are created equal

Yes, some buildings have higher monthly fees. But that doesn’t always mean they’re overpriced. You have to look at what’s included.
Some condos cover everything—heat, water, building insurance, concierge, gym access, even internet. Others give you the basics and leave the rest to you.

What to look for:
Ask what your condo fees include. Then compare apples to apples. A lower fee with fewer inclusions isn’t always the better deal.

2. The status certificate is your best friend

It sounds boring, and yes—it’s a lot of legal language. But the status certificate is where you find out if the condo corporation is financially healthy, if there are any lawsuits, and if major repairs are coming up.

What to look for:
You want a healthy reserve fund, no pending special assessments, and a well-managed corporation. Don’t skip this step. It can save you thousands.

3. Your view might not be forever

That stunning 17th-floor sunset view? It might be blocked by a new development two years from now. Ottawa is growing fast, and downtown airspace is constantly evolving.

What to look for:
Work with someone who knows what’s planned nearby. We keep tabs on new developments, zoning applications, and where the cranes are going next, so your dream view doesn’t become a brick wall.

4. Parking and storage aren’t guaranteed

Just because you saw a car in the listing photos doesn’t mean parking is included. The same goes for lockers. In some buildings, these are separate purchases or rentals.

What to look for:
Always confirm what’s included with the unit. Ask if it’s owned or exclusive-use. If you don’t drive, you might even be able to negotiate a better deal without it.

5. The building’s personality matters more than you think

Every condo has a vibe. Some feel like luxury hotels. Others are quiet and residential. Some buildings are more investor-heavy, which can mean more turnover and Airbnb traffic.

What to look for:
Ask about the owner-to-renter ratio. Walk the halls. Check the lobby. Talk to your agent about how the building fits your lifestyle, not just your budget.

Final Thoughts

Buying a condo is about more than just square footage and finishes. It’s about the building, the management, the neighbourhood, and the long-term value.

If you want a condo expert who can help you buy smarter—not just faster—I’d be happy to help. Whether you’re comparing buildings, browsing pre-construction, or just figuring out if condo living is right for you, I’m here to give you real answers and real support.

Which Ottawa Condo Building Matches Your Lifestyle?

Because not all condos (or condo buyers) are created equal.

Intro Text:
Thinking about buying a condo in Ottawa, but not sure where to start? With dozens of buildings, vibes, and amenities to choose from, it can feel like you're one open house away from a breakdown.

This quick quiz will match you with the type of building that best suits your lifestyle, values, and day-to-day needs. Whether you're all about luxury living, creative vibes, or low-key functionality, we’ll help you find the right fit — no boring buildings allowed.

The Quiz:

1. What’s your top condo must-have?
A. Concierge and valet parking
B. Low fees and a solid reserve fund
C. Exposed concrete and a rooftop lounge
D. Close to transit and a good gym

2. How do you feel about condo amenities?
A. The more the better — give me a pool, spa, theatre
B. Keep it simple — I just want clean and efficient
C. A cool party room and rooftop BBQ, yes please
D. Functional is fine — I’ll actually use the gym and bike storage

3. Your ideal weekend sounds like...
A. Relaxing in the hot tub after a day of shopping
B. Brunch, errands, a walk by the river
C. Checking out a local gallery, then drinks on the rooftop
D. Hitting the gym, biking to a festival, or working from a café

4. What’s your design aesthetic?
A. Marble, gold finishes, and hotel vibes
B. Clean lines, smart layout, neutral tones
C. Industrial loft meets art gallery
D. Modern, practical, and built for living

5. When it comes to your neighbourhood, you want…
A. Prestige — close to Parliament, museums, and fine dining
B. Peace and convenience — with groceries and trails nearby
C. Culture — somewhere with live music, shops, and street art
D. Accessibility — I need LRT, bike lanes, and a great coffee spot

Results:

Mostly A’s – The Luxe Life
You’re here for the five-star experience. You want your home to feel like a boutique hotel and love having amenities you might use once just because they’re there.

Your match:

• The Re Residences (Downtown)

• The SoHo (Champagne or Lisgar)

• The Slater (Bank & Slater)

Mostly B’s – The Practical Pro
You’re a smart buyer who wants solid value, minimal surprises, and a space that just works. No fluff, no nonsense — just a well-run building in a good location.

Your match:

• The Galleria (Sandy Hill)

• Central Phase 1 (Centretown)

• Mondrian (Bank Street)

Mostly C’s – The Creative Urbanite
You want your home to feel like an extension of your personality. You love thoughtful design, cool amenities, and being close to the city’s best culture, food, and nightlife.

Your match:

• The Eddy (Hintonburg)

• Studio Argyle (Centretown)

• The Exchange (Lebreton)

Mostly D’s – The Active Realist
You live in your condo — it’s not just a place to sleep. You want convenience, community, and good bones, in a neighbourhood that fits your routine and your weekend.

Your match:

• The Bowery (Centretown)

• Claridge Moon (Downtown, connected to LRT)

• Tribeca East (Metcalfe & Lisgar)

Not sure where you land?
We’ve toured them all. Whether you’re early in the process or ready to make a move, we’ll help you find a condo that fits your lifestyle and your long-term goals.