Ottawa’s housing market posted modest gains through the halfway mark of 2025, with detached and semi detached properties leading while condominium apartments lagged. According to the Ottawa Real Estate Board (OREB), the average sale price of all property types in June 2025 was $723,152, a 5.2% increase from June 2024. Royal Lepage Team Realty shows Detached homes averaged $931,800 (+5.7% YoY), Semi detached $752,600 (+8.5% YoY) and Rows $637,800 (+2% YoY). Condominium apartments averaged $423,700 (-6% YoY).
These results reflect a split market. Traditional housing is attracting renewed demand, supported by modest interest rate cuts, while many condominium apartments remain under pressure.
Neighbourhood divergence
City averages mask the wide differences seen at the neighbourhood level. Sezlik.com’s trending neighbourhoods dashboard show double digit growth in a number of pockets, including Civic Hospital (+13% YoY, average $1,084K–$1,210K) and Carleton Heights (+34% YoY, average $820K–$1,027K). These gains far outpace citywide averages and reflect strong buyer demand for family-oriented communities particularly with semi-detached stock.
By contrast, condo-heavy neighbourhoods remain subdued. According to Sezlik.com, Ottawa condos are struggling, highlighting an ongoing split between freehold and condominium demand. Ottawa condos will not suffer the same effect as the over invested cities of Toronto and Vancouver.
CMHC forecasts
The Canada Mortgage and Housing Corporation (CMHC) expects this divergence to persist. Its 2025 Housing Market Outlook projects stronger growth for ground-oriented homes such as detached and townhouses, while condos/apartments will lag. CMHC also forecasts slower housing starts in 2026, though still above the 10-year average, as developers respond to affordability pressures and high construction costs.
Price growth, meanwhile, is expected to moderate in 2026–2027, especially in Ontario markets where affordability constraints remain acute.
The public service factor
A unique risk for Ottawa is the projected reduction of federal public service jobs. Estimates suggest thousands of positions could be cut nationally by 2028, with Ottawa-Gatineau disproportionately affected. This may reduce demand in neighbourhoods with high concentrations of government employees and add caution to the move-up and condo markets.
At the same time, Ottawa’s broader economy will provide some buffer against volatility.
Spring 2026 outlook
Detached homes: modest gains, likely +3–5% in well-located areas.
Semi-detached and townhomes: the strongest segment with +5-8% growth expected in family focused neighbourhoods.
Apartments: mixed; well-managed buildings stable, but older stock may decline further.
Citywide average: projected +2–4% overall.
Action Guide: Buyers & Sellers
For buyers:
Use CREA/OREB data to understand what “normal” looks like in your property type. Compare with Sezlik.com numbers in your desired neighbourhood to see if you’re paying a premium or getting a deal.
Be cautious when buying condos in areas with weaker performance. Stay within benchmarks as there are a number of good opportunities available.
Watch employment / public service news; early insight into layoffs can help with timing or negotiation leverage.
For sellers:
If your property type and neighbourhood have strong annual gains (from both CREA/OREB and Sezlik), you will be well-positioned — make sure presentation and pricing reflect that.
In weaker segments (neighbourhoods, older condos) more effort on improvements and presentation may be needed to maintain pricing and have your property stand out.
Don’t overprice based on past peaks — use recent benchmarks and neighbourhood data to set realistic expectations.
In summary
Ottawa’s housing market regained steady footing in 2025, but the recovery remains uneven. CREA, OREB and Royal Lepage Team Realty average prices confirm detached and semi-detached homes are leading the way. Sezlik.com neighbourhood data shows some communities are far outpacing the averages — a reminder that Ottawa real estate is always local.
The coming year offers cautious optimism, buyers and sellers alike should watch both the citywide averages and the neighbourhood-level details.
