How much house can you afford in Ottawa?
Ottawa’s average home price is $641,436 as of January 2026, down 4.3% year-over-year. The benchmark is $606,700 (-2.0% YoY). With 4.4 months of supply and a 40% SNLR, Ottawa is a balanced market with conditions tilting slightly in buyers’ favour.
Ottawa affordability by property type
Real Ottawa data — January 2026:
| Property Type | Avg Price | YoY | Down (20%) | Income Required |
|---|---|---|---|---|
| Apartment | $388,307 | -12.1% | $77,661 | $94,335 |
| Townhouse | $536,106 | -3.6% | $107,221 | $122,433 |
| All Types | $641,436 | -4.3% | $128,287 | $142,484 |
| Single-Family | $793,874 | -3.3% | $158,775 | $171,424 |
Income assumes 4.04% rate, 25-year amortization, 32% GDS, $354/mo tax, $150/mo heat.
Apartments have fallen 12.1% YoY — the steepest decline among property types. New condo supply is putting pressure on the segment, creating opportunities for first-time buyers.
Ottawa neighbourhood price ranges
| Neighbourhood | Price Range | Character |
|---|---|---|
| Centretown/Downtown | $250,000–$500,000 | Condos, walkable urban |
| Barrhaven | $500,000–$750,000 | Family suburban, new builds |
| Orleans | $500,000–$700,000 | East-end family communities |
| Kanata | $550,000–$850,000 | Tech corridor, established |
| Westboro/Hintonburg | $600,000–$1.2M | Trendy, mixed housing |
| Glebe/Old Ottawa South | $800,000–$1.5M | Premium, character homes |
| Gatineau (QC side) | 20–30% lower | Comparable commute, QC taxes |
The Gatineau option — 20–30% savings
Ottawa buyers have a unique advantage: the Quebec border. Gatineau offers:
- 20–30% lower home prices than comparable Ottawa neighbourhoods
- Similar commute times to downtown Ottawa
- Trade-off: higher Quebec income tax rates and Quebec’s welcome tax
A buyer priced out of Kanata detached ($550–$850K) may find similar homes in Gatineau for $400–$650K.
Ottawa vs Toronto — no municipal LTT
Ottawa has Ontario’s provincial LTT but no municipal land transfer tax:
| Purchase Price | Ottawa LTT | Toronto LTT (Combined) | Savings |
|---|---|---|---|
| $388,307 (apt avg) | ~$4,166 | ~$8,166 | $4,000 |
| $536,106 (townhouse) | ~$7,122 | ~$14,122 | $7,000 |
| $641,436 (avg) | ~$8,629 | ~$17,629 | $9,000 |
| $793,874 (single-fam) | ~$11,678 | ~$21,678 | $10,000 |
First-time buyers can claim an additional rebate of up to $4,000 on the provincial LTT.
How Ottawa compares nationally
| City | Avg Price | Income Needed | Transfer Tax (at avg) |
|---|---|---|---|
| Edmonton | $448,761 | $105,383 | ~$200 |
| Winnipeg | $383,977 | $103,506 | ~$4,980 |
| Ottawa | $641,436 | $142,484 | ~$8,629 |
| Hamilton | $734,639 | $160,194 | ~$10,493 |
| Toronto | $1,008,968 | $213,376 | ~$31,000 |
| Vancouver | $1,206,180 | $230,944 | ~$20,006 |
Ottawa sits in the middle tier — more expensive than the Prairies, but 35–45% cheaper than Toronto/Vancouver.
Ottawa market conditions — January 2026
| Metric | Value |
|---|---|
| Average price | $641,436 (-4.3% YoY) |
| Benchmark | $606,700 (-2.0% YoY) |
| Median | $615,000 (-0.9% YoY) |
| Total sales | 610 (-1.1% YoY) |
| Active listings | 2,673 (+23.0% YoY) |
| Average DOM | 49 days (+7 days) |
| SNLR | 40% (-12 pp YoY) |
| Months of supply | 4.4 (+1.0 months) |
| Sale-to-list ratio | 97.4% |
| Market condition | Balanced |
See the Ottawa housing market report for the latest.
Tips for Ottawa homebuyers
- Apartments down 12.1% — Best value for first-time buyers right now
- No municipal LTT — Save $4,000–$10,000 compared to Toronto at any price
- Gatineau for value — 20–30% savings for comparable housing across the bridge
- Government jobs = stable demand — Public sector provides floor for Ottawa prices
- Active listings up 23% — More selection means better negotiating position
- Compare mortgage rates — National lenders all serve Ottawa competitively
First-time buyer programs in Ottawa (Ontario)
| Program | Benefit | Notes |
|---|---|---|
| Ontario FTB LTT Rebate | Up to $4,000 rebate on Ontario LTT | Net LTT on $660K home ≈ $8,475 |
| No Municipal LTT | Saves $9,000–$14,000 vs. Toronto | Ottawa buyers pay only Ontario LTT |
| FHSA | Up to $40,000 tax-deductible savings | $8,000/year limit |
| RRSP Home Buyers’ Plan | Up to $60,000/person ($120,000/couple) | Repay over 15 years |
| CMHC insurance | 5% down on homes under $1.5M | Applicable to most Ottawa homes |
| GST/HST New Housing Rebate | Partial rebate on new construction | 13% HST applies in Ontario |
Ottawa federal government buyers should explore CMHC’s Flexibilities for Federal Public Servants — some employer programs provide assistance for relocation purchases.
Total cash to close in Ottawa — practical example
Buying a $640,000 home in Ottawa (close to average) with 10% down:
| Item | Amount |
|---|---|
| Down payment (10%) | $64,000 |
| CMHC premium (3.1% on $576K, added to mortgage) | ~$17,856 |
| PST on CMHC (Ontario, upfront) | ~$1,238 |
| Ontario LTT | ~$8,496 |
| First-time buyer LTT rebate | -$4,000 |
| Legal fees | ~$2,500 |
| Home inspection | ~$750 |
| Title insurance | ~$600 |
| Property tax adjustment | ~$2,200 |
| Total cash needed | ~$75,800 |
No municipal LTT in Ottawa saves buyers $8,496–$13,000+ compared to a Toronto purchase at the same price. Federal public servants purchasing with a guaranteed employer income benefit from strong qualification profiles — many lenders view federal employment as the most reliable income source in Canada.
Related calculators
- Ottawa Mortgage Calculator — Estimate your monthly payment
- Ontario Mortgage Rates — Compare current rates
- Ottawa Housing Market — Latest prices and trends
- Ontario Affordability — Provincial overview
- Toronto Affordability — Compare with Toronto