Should You Buy a Parking Spot with Your Ottawa Condo?

One of the biggest questions buyers face when purchasing a condo in Ottawa is whether to buy a parking spot. For some, it feels like a must-have. For others, especially those who work downtown or rely on public transit, it can seem like an unnecessary extra cost. The truth is, the answer depends on your lifestyle, your budget, and your long-term goals.

Here’s a breakdown of what you need to know before deciding whether to buy a parking space with your condo in Ottawa.

The Cost of Parking in Ottawa Condos

Parking isn’t free — in Ottawa, an underground parking spot can add anywhere from $30,000 to $60,000+ to the purchase price of a condo. Some premium downtown spots or EV-ready spaces can push even higher. On top of the purchase price, you’ll pay monthly maintenance fees that cover things like snow removal, lighting, and garage upkeep. These fees often add $40–$100 per month to your condo fees.

Resale Value: Does Parking Add ROI?

A parking spot can make your condo more attractive when you go to sell, particularly in neighbourhoods where parking is scarce. In the downtown core — Centretown, ByWard Market, Little Italy, Westboro — a spot can significantly widen your buyer pool. Buyers with cars often won’t even look at condos without parking.

However, in suburban condo communities or near major transit hubs, the resale impact may be less dramatic. Some buyers are willing to trade the parking space for lower overall costs.

Parking for Renters and Investors

If you’re buying as an investor, a parking space can be a strong asset. Tenants with cars will usually pay extra for a unit that includes a spot. In many Ottawa buildings, unused spots can also be rented out separately, creating a small but steady income stream.

On the other hand, if your target renters are students or young professionals in highly walkable areas, a parking space may not be as crucial.

Future Trends: EVs and Car-Light Living

Parking demand in Ottawa is changing. With more people relying on transit, biking, and ride-sharing, not every buyer sees parking as essential. But electric vehicles are on the rise, and not all condo garages are equipped with EV chargers. A parking spot that’s EV-ready (or can be converted) may become a major selling point in the years ahead.

Questions to Ask Before Deciding

1. How much will the parking spot cost now and monthly?

2. How common is parking in the building? If most units don’t have it, owning one could be an advantage.

3. What’s the neighbourhood like for transit and walkability?

4. Do you plan to keep or sell your condo within a few years?

5. Would your target buyer or renter want a spot?

The Bottom Line

Buying a parking spot with your Ottawa condo is less about today and more about tomorrow. If you own a car, the convenience is hard to beat. If you don’t, it may still be worth considering as a long-term investment that boosts resale value and flexibility.

Thinking about buying a condo in Ottawa?
Let’s talk about your needs, your lifestyle, and whether a parking spot makes sense for you. Reach out today and get expert guidance from Ottawa’s condo specialist.

Should You Buy a Condo in Ottawa in 2025?

Condo living in Ottawa has become one of the most popular choices for first-time buyers, downsizers, and investors alike. With new developments popping up across the city and resale inventory offering plenty of variety, condos continue to play a major role in Ottawa’s housing market. But is buying a condo in 2025 the right move for you?

Let’s break down the factors that matter most.

Lifestyle Fit

Condos appeal to people who value convenience and community. Many buildings in Ottawa are located in prime neighbourhoods like Centretown, Westboro, and Little Italy, putting restaurants, coffee shops, and nightlife right outside your door. If you don’t want the upkeep of a yard or the hassle of snow removal, a condo can provide a lower-maintenance lifestyle.

Buildings often come with amenities such as gyms, party rooms, and rooftop terraces, offering an extension of your living space. While not everyone uses these features every day, they add value to the overall experience — and can be especially attractive when it comes time to resell.

Affordability and Value

Condo prices in Ottawa remain lower on average than freehold homes, making them a popular entry point for first-time buyers. In 2025, with interest rates beginning to ease compared to the highs of recent years, more buyers are considering condos as a way to get into the market without stretching their budgets.

That said, affordability isn’t just about the purchase price. Monthly condo fees (also called strata or condo fees) cover maintenance, insurance, and sometimes utilities. While fees vary from building to building, they often reflect the age of the building and the type of amenities offered. Understanding what your fees include is an essential part of calculating affordability.

Location, Location, Location

Ottawa condos are not one-size-fits-all. A modern loft in Hintonburg will attract a very different buyer than a high-rise suite in the ByWard Market. Before you buy, consider how the neighbourhood matches your daily life.

• Do you want walkability? Look for downtown or near-transit options.

• Do you need parking? Not all buildings include spaces, and downtown parking can be limited.

• Do you prioritize quiet? Units facing courtyards or side streets might be a better fit than those overlooking major roads.

The right condo is not just about the unit itself but how the building and neighbourhood align with your lifestyle.

Building Health and Management

When you buy a condo, you’re also buying into the building’s financial and structural health. A well-managed condo with a healthy reserve fund will give you peace of mind, while a poorly run building could mean unexpected costs down the road.

Key things to review:

• Status certificate: Outlines the financial health of the condo corporation, any upcoming special assessments, and the rules of the building.

• Reserve fund: Ensures the building has money set aside for major repairs like roofs, windows, or elevators.

• Management style: Professional management often indicates smoother day-to-day operations.

These are details that an experienced real estate professional can help you evaluate.

Resale and Investment Potential

If you’re buying as an investor, or even if you just want to keep your options open down the road, think about resale potential. Factors like building reputation, location near transit or universities, and overall demand in the neighbourhood will influence how easy it is to sell or rent the unit in the future.

Condos close to light rail transit (LRT) stations, universities, and downtown workplaces continue to perform well, both in terms of resale value and rental demand.

Final Thoughts

Buying a condo in Ottawa in 2025 can be an excellent choice — but it’s not for everyone. It comes down to balancing your lifestyle, budget, and long-term plans with the realities of condo ownership.

If you’re considering a condo purchase this year, make sure you have a clear picture of what’s available, how fees and building management impact your investment, and which neighbourhood will suit your needs best.

As someone who specializes in Ottawa condos, I’ve guided countless buyers through this process — helping them avoid costly mistakes while finding a property that truly fits their goals. If you’re ready to explore your options, let’s start with a conversation about what you’re looking for and what’s happening in the condo market right now.

The Best Condo Amenities in Ottawa That Actually Add Value

When you think about buying a condo, the first things that usually come to mind are location, price, and square footage. But if you’ve ever toured a building, you know that the real “wow” factor often comes from the amenities. A stunning rooftop, a modern gym, or a sleek party room can be the deciding factor for a buyer trying to choose between two similar units.

The challenge? Not all amenities are created equal. Some sound good on paper but end up collecting dust, while others genuinely add value to your lifestyle and your investment. Whether you’re considering buying a condo in Ottawa or simply curious about what to look for, here’s a closer look at the condo amenities that actually make a difference.

Fitness Centres that Go Beyond the Basics

Almost every condo boasts a “gym,” but in many buildings, that translates into a treadmill, a stationary bike, and maybe a set of mismatched dumbbells. These aren’t the kinds of spaces that encourage long-term use.

The buildings that stand out are the ones that treat their gyms like a true fitness centre. Think multiple cardio machines, free weights, cable systems, and even designated spaces for stretching, yoga, or functional training. Some of Ottawa’s newer developments are stepping up their game, offering fitness studios that rival private gyms.

Why it matters: a proper on-site gym saves you the cost of a separate membership, removes the commute to work out, and makes it easier to build consistency. For resale, buyers are far more likely to see value in a building where the gym feels like a perk rather than an afterthought.

Rooftop Spaces with Purpose

A rooftop patio is almost expected in condo marketing these days. Developers love to show off the skyline views and staged furniture in glossy brochures. But here’s the truth: a rooftop only adds real value when it’s designed to be used regularly.

The best rooftops have functional layouts with multiple seating areas, communal BBQs, shaded spots for hot summer days, and enough space for groups to comfortably hang out. When done right, a rooftop becomes an extension of your living space, especially in downtown Ottawa where private outdoor areas are rare.

Think about summer evenings with friends, a morning coffee with a view of the Parliament buildings, or even a quiet spot to work outside. A rooftop that’s designed for living, not just photos, adds lifestyle value you’ll actually use.

Guest Suites for Visitors

If you’ve ever lived in a small condo and had family or friends visit, you know the struggle. Air mattresses in the living room or last-minute hotel bookings aren’t exactly ideal.

That’s why guest suites are one of the most underrated condo amenities. These are furnished suites within the building that owners can book for visitors at a fraction of the cost of a hotel. It’s private, convenient, and lets everyone enjoy their space without stepping on each other’s toes.

For buyers, this feature may not be top of mind during the search, but once you have it, you’ll wonder how you ever lived without it. For sellers, it’s a small but powerful detail that can make a building more appealing to families or buyers who entertain often.

Co-Working and Social Spaces

Remote work is no longer the exception—it’s the norm. Many Ottawa professionals now work from home at least part-time, and developers have taken notice. Instead of the old “business centre” with one computer and a printer, new condos are creating co-working lounges that feel like trendy cafés.

These spaces often feature private meeting rooms, open desks, high-speed Wi-Fi, and even coffee setups. For anyone working remotely, it means you don’t have to be confined to your kitchen table, and you can still get a sense of community while working close to home.

These spaces are also flexible. In the evenings, they often double as social lounges where residents can gather, host events, or just relax. It’s a small feature that meets the needs of modern living.

Practical Amenities that Solve Real Problems

Not every amenity has to be glamorous to be valuable. Some of the most appreciated features are the most practical:

• Bike storage rooms: With Ottawa’s growing cycling infrastructure, having a safe, convenient place to store your bike makes condo living much easier.

• Storage lockers: Extra storage is always in demand. Having a locker for seasonal items or bulky gear is a huge plus for owners and renters alike.

• Pet-friendly spaces: Ottawa has a strong community of pet owners, so amenities like dog wash stations or fenced play areas can make a building stand out.

These may not be flashy, but they solve real, everyday problems and make life in the building smoother.

Why Amenities Impact Resale

It’s easy to think of amenities as “extras,” but the truth is they play a direct role in both your lifestyle and the long-term value of your condo. A building with a modern gym, vibrant rooftop, or convenient guest suites is simply more attractive to future buyers than one with an underused theatre room or a dated party space.

When it comes time to sell, these features can help your unit move faster and potentially command a stronger price. Buyers today are more lifestyle-driven than ever, and amenities are often what tip the scales.

Final Thoughts

When you’re shopping for a condo in Ottawa, don’t just look at the unit itself. Pay close attention to the amenities and ask yourself: Will I actually use this? Will it make my daily life easier, more enjoyable, or more social?

The right building should feel like an extension of your home, not just four walls and a door. Whether it’s a gym that saves you time and money, a rooftop that becomes your summer living room, or a co-working space that supports your career, these are the features that truly add value.

5 Things to Know Before Buying a Condo in Ottawa

Buying a condo in Ottawa is one of the most exciting decisions you can make — whether it’s your very first home, an investment property, or a lifestyle shift that brings you closer to the heart of the city. Ottawa’s condo market is unique, and while the process may feel overwhelming at times, the right knowledge (and the right REALTOR® by your side) can make the journey smoother and more rewarding.

This guide will walk you through everything you need to know before buying a condo in Ottawa: from understanding fees and rules, to choosing the right neighbourhood and building, to preparing for life in your new home.

Why Choose a Condo in Ottawa?

Condos are a popular choice in Ottawa for many reasons. For first-time buyers, they often represent a more affordable entry point into the market compared to detached homes. For busy professionals or downsizers, condos offer convenience, modern amenities, and less maintenance.

Ottawa’s condo scene has also matured significantly over the past decade. Buyers now have options ranging from historic conversions in Centretown to sleek, glass towers in Little Italy and luxury buildings overlooking the Rideau Canal. Each comes with its own lifestyle benefits, and knowing what matters most to you is the first step in narrowing your search.

Understanding Condo Fees

One of the first questions buyers ask is: “Why are condo fees so high?”

In reality, condo fees are less about being “extra” and more about consolidating costs. Most fees cover things like building insurance, snow removal, landscaping, cleaning of common areas, management, and contributions to the building’s reserve fund (the savings account for major repairs). Some buildings also include heat, hydro, and water in the monthly cost, while others leave utilities separate.

In Ottawa, fees can range widely depending on the building’s age, size, and amenities. A newer, boutique building might have lower fees but fewer extras, while a large building with a pool, concierge, and rooftop terrace will naturally cost more. The key is to look at what’s included — and whether it lines up with your lifestyle.

The Status Certificate: What You’re Really Buying

When you purchase a condo, you’re not just buying your unit. You’re also becoming a co-owner of the entire building. That means you share in the financial and legal responsibilities of the condo corporation.

The status certificate is your window into the health of the building. It outlines:

• The corporation’s financial statements and budget.

• The reserve fund (are there enough savings to handle future repairs?).

• Any major projects coming up, like roof replacements or elevator overhauls.

• Whether the condo is involved in any lawsuits.

• The building’s rules, from pet policies to short-term rental restrictions.

This document should always be reviewed by your lawyer before finalizing a purchase. It can reveal red flags — or give you peace of mind that you’re buying into a well-managed community.

Choosing the Right Neighbourhood

Ottawa’s neighbourhoods each offer something unique, and condos are often at the centre of these communities. Here are some popular areas to consider:

• ByWard Market: Vibrant nightlife, farmers’ markets, restaurants, and walkability. Ideal for those who want to be in the heart of the action.

• Centretown: Classic downtown living with heritage buildings, boutique shops, and easy access to Parliament Hill and Elgin Street.

• Hintonburg & Wellington West: Trendy and artsy, with independent cafés, breweries, and a strong community vibe.

• Westboro: Upscale, with riverfront access, chic shops, and a mix of family-friendly and urban living.

• Little Italy: Known for its dining scene and Dow’s Lake, with easy access to the O-Train and scenic outdoor spaces.

• The Glebe: Community-oriented with a mix of historic charm and modern builds, close to Lansdowne Park.

When choosing, think about how you live your day-to-day life. Do you want to be able to walk to work, or is transit more important? Do you need quiet streets, or do you love the energy of busy nightlife?

Amenities: Nice-to-Have vs. Must-Have

Condo living often comes with shared amenities, but it’s important to decide which ones you’ll actually use.

Popular features include:

• Rooftop terraces with BBQs and city views.

• Fitness centres and pools.

• Guest suites for visitors.

• Party rooms and co-working spaces.

• Concierge or security.

Remember: amenities influence your monthly condo fees. If you’ll use the gym regularly, it may save you a separate membership. But if you know you’ll never swim in the pool, you may not want to pay for it indirectly every month.

Thinking Ahead: Resale Potential

Even if you’re buying for the long term, resale potential should be part of your decision. Certain features tend to hold or increase value in Ottawa’s market:

• South-facing units with lots of natural light.

• Parking spaces (especially in the downtown core).

• Private outdoor space, like a balcony or terrace.

• Efficient layouts without wasted space.

• Good transit access and walkability.

Working with a REALTOR® who knows the condo market inside and out can help you weigh these factors against your budget and lifestyle needs.

Life in a Condo: What to Expect

Condo living is different from freehold ownership. You’ll have more convenience and less day-to-day responsibility, but also some rules to follow. Noise restrictions, pet policies, and short-term rental bans are common. In return, you’ll gain the benefit of managed maintenance, shared amenities, and a strong sense of community.

For many Ottawa buyers, it’s the balance of freedom and simplicity that makes condos so appealing.

Final Thoughts

Buying a condo in Ottawa isn’t just about square footage — it’s about lifestyle, financial planning, and choosing the right building and neighbourhood for your future.

With so many options available, it pays to work with someone who knows the market inside and out. For over a decade, I’ve been helping buyers navigate Ottawa’s condo scene, from pre-construction units to luxury resales. Whether you’re just starting your search or narrowing down your choices, I’d be happy to guide you through the process.

The 2025 Ottawa Condo Buyer’s Guide: What to Know Before You Start

Buying a condo in Ottawa can be one of the smartest ways to step into homeownership, enjoy a low-maintenance lifestyle, or invest in a growing city. But like any real estate purchase, it comes with unique considerations that first-time buyers, downsizers, and even seasoned investors should understand before signing on the dotted line.

This guide will walk you through what you need to know before buying a condo in Ottawa in 2025.

Why Choose a Condo in Ottawa?
Condo living appeals to a wide range of buyers. For professionals, the central locations mean you can walk or bike to work, enjoy restaurants, and be close to nightlife. Downsizers often appreciate the freedom from outdoor maintenance while still having access to amenities and a vibrant community. And for first-time buyers, condos can be a more affordable way to enter the housing market while still owning property.

The Costs Beyond the Mortgage
When budgeting for a condo, it’s important to remember that your monthly payment isn’t just the mortgage. Condo fees are a significant factor. These typically cover building maintenance, amenities, insurance, and reserve fund contributions. While fees can feel like an extra cost, they often save owners from large repair bills down the road. Buyers should also understand the possibility of special assessments—one-time charges levied by the condo board for unexpected repairs or projects.

Neighbourhood Considerations
Ottawa’s condo market isn’t one-size-fits-all. Each neighbourhood offers a distinct lifestyle.

• Centretown puts you at the heart of the city, surrounded by restaurants, shops, and easy transit.

• Westboro blends boutique shopping and dining with riverside paths and outdoor activities.

• The Glebe offers a balance of charming streets, access to Lansdowne, and a strong sense of community.
  Choosing the right neighbourhood is just as important as choosing the right unit—it shapes your daily life.

Building Amenities and Lifestyle
One of the biggest perks of condo living is access to amenities. From fitness centres and pools to party rooms, guest suites, and co-working spaces, the options can vary widely. Consider whether you’ll actually use these features. Paying for amenities you never use adds to your monthly fees without improving your quality of life.

Resale Value and Investment Potential
Not all condos perform equally in the resale market. Factors like building reputation, quality of management, and location influence long-term value. A well-managed building with a healthy reserve fund and desirable amenities will typically hold value better than one with ongoing financial or maintenance issues. If you’re buying with investment in mind, research recent resale activity in the building to see how units have performed.

The Importance of a Status Certificate
Before finalizing a purchase, your lawyer will review the status certificate—a document that outlines the building’s financial health, reserve fund, rules, and any legal proceedings. This step is essential in protecting your investment, as it reveals details that aren’t always visible during a showing or walk-through.

Why Work with a Condo Specialist
Buying a condo isn’t the same as buying a freehold home. Between understanding fees, reviewing documents, and assessing long-term value, there are layers of detail that can easily be overlooked. As a specialist in Ottawa’s condo market, I help buyers not only find the right unit but also navigate these unique considerations confidently. With years of experience working in downtown Ottawa and across the city, I know the buildings, the neighbourhoods, and the lifestyle each one offers.

Ready to Explore Ottawa Condos?
If you’re thinking about buying a condo in 2025, having the right guidance can make all the difference. Reach out today to start your search and discover which buildings best fit your lifestyle and budget.

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.

Ottawa Condo Market Statistics - July 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 July 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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Signs of Growth Amid Ottawa’s Steady Housing Market

Ottawa’s housing market is demonstrating resilience in 2025, with steady demand, moderate price growth, and a healthy supply of homes, all amidst a backdrop of shifting provincial markets. While other regions in Ontario are seeing signs of slowdown—marked by declining sales, price corrections, and rising inventory levels—Ottawa’s market remains relatively stable, though not completely immune to broader trends.

Historically, Ottawa’s market has been insulated from extreme fluctuations due to its stable employment base and consistent population growth. However, as we continue to watch the housing market across Ontario, it’s clear that changes elsewhere can eventually affect the capital’s market over time.

Current Market Activity and Indicators

The rise in active listings, both year-over-year and compared to the five-year average, signals a potential shift in supply pressures. This trend gives buyers more choices, but it’s also an important signal to keep an eye on in the coming months. The sales-to-new-listings ratio has increased from 51.7% to 55.1% compared to a year ago, suggesting that while supply is on the rise, demand is keeping up.

As of July 2025, the Ottawa Real Estate Board (OREB) recorded 1,318 homes sold, which represents a slight dip from June but marks a 4.9% increase over July 2024. So far this year, Ottawa has seen 8,704 home sales, a 3.1% increase over 2024. The total value of homes sold in July reached approximately $920 million, a 7.2% increase year-over-year, contributing positively to Ottawa’s economy.

The average sale price for all homes in July was $695,209, marking a 2.2% increase from last year. On a year-to-date basis, the average price has risen 3%, reaching $702,840. While we’re seeing moderate price growth overall, certain property types are seeing bigger increases.

Price Trends by Property Type

The MLS® Home Price Index (HPI) composite benchmark price for Ottawa in July was $633,100, a modest 1.9% increase compared to the same period last year. Breaking down the numbers by property type, we see notable differences in price growth:

• Single-family homes: $704,800, a 2% increase year-over-year.

• Townhouses: $468,000, a significant 8.3% jump.

• Apartments: $411,900, down 1.6%.

The townhouse market has experienced the most significant growth, reflecting buyer interest in these types of properties, while the condo segment—particularly in the downtown core—has softened, showing a slight dip in price.

Increased Inventory and Market Balance

The Ottawa market saw a notable increase in new listings in July, with 2,549 new residential listings added, an 11.7% increase compared to 2024. Active listings are up 14% from last year, and 23.6% above the five-year average, signaling that buyers have more options to choose from.

The months of inventory, which is a key measure of supply, rose slightly to 3.2 months, up from 2.9 months last year. This indicates that the market is nearing a balanced state, which is typically a good sign for both buyers and sellers.

The Future of Ottawa’s Housing Market

While Ottawa’s market remains stable and resilient, it’s important to continue monitoring any changes that may come from broader provincial or national economic trends. With rising listings, an increase in demand for townhouses, and steady price growth overall, Ottawa’s housing market continues to stand out for its stability and growth potential. Whether you’re buying or selling, the market’s current trends suggest a healthy environment for both sides.

As we move further into 2025, buyers will benefit from a wider range of inventory options, while sellers will need to stay mindful of the increased competition in the market. With balanced inventory, steady demand, and moderate price growth, Ottawa remains a strong contender for real estate investment, and the outlook for the rest of the year is positive.

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.

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.