Buying property à Ottawa with a dedicated expert

Ottawa's property purchase market is highly neighbourhood-dependent, with significant price variation between central, inner-urban, and suburban areas. The following profiles reflect market data from 2024–2025:

• Downtown Ottawa / Centretown / ByWard Market: The urban core attracts professionals, investors, and downsizers seeking walkability and proximity to employment. Condominiums are priced up to approximately 650,000 CAD, while freehold homes and townhouses start from approximately 700,000 CAD and above (source: ottawahomes.com, 2025).
• The Glebe: One of Ottawa's most desirable and established neighbourhoods, known for historic homes, excellent schools, and proximity to downtown. Purchase prices typically range from approximately 900,000 CAD to 1,500,000 CAD and above (source: ottawahomes.com, 2025). Buyers are predominantly families and professionals seeking a premium urban lifestyle.
• Westboro: A highly sought-after inner-west neighbourhood popular with professionals and families. Condominiums range from approximately 500,000 CAD to 900,000 CAD, while detached single-family homes range from approximately 850,000 CAD to over 1,400,000 CAD. Strong demand is driven by transit access and neighbourhood amenities (source: ottawahomes.com / ottawaishome.com, 2025).
• Kanata: A major western suburb anchored by the technology sector. Prices are broadly stable; the area offers a range of detached homes and townhomes at more accessible price points than central Ottawa, attracting tech workers and families.
• Barrhaven: One of Ottawa's most sought-after southern suburbs, valued for its relative affordability compared to central neighbourhoods. Popular with young professionals and growing families seeking larger homes with easy access to downtown (source: ottawaishome.com, 2025).
• Orleans: A major east-end suburb offering a broad range of housing types at competitive prices, attracting families and first-time buyers. Bilingual community services are a draw for francophone buyers.
• Stittsville: A growing western community with new-build opportunities and suburban pricing, appealing to buyers seeking newer construction at accessible price points (source: ottawaishome.com, 2025).

1. Define your budget and obtain mortgage pre-approval: Assess your finances, determine your maximum purchase price, and obtain a written mortgage pre-approval from a Canadian lender. This confirms your borrowing capacity and strengthens your position when making an offer.
2. Engage a real estate agent: Select a licensed REALTOR® registered with the Ottawa Real Estate Board (OREB). The buyer's agent assists with property searches on MLS®, market analysis, viewings, and negotiation strategy — their commission is typically paid by the seller.
3. Property search and viewings: Visit properties that match your criteria. Assess location, condition, neighbourhood amenities, and proximity to employment or schools. In competitive areas, act promptly as desirable listings can attract multiple offers.
4. Make an offer — Agreement of Purchase and Sale (APS): Your agent prepares the standard OREA Agreement of Purchase and Sale, specifying the offered price, deposit amount, closing date, and any conditions (financing, home inspection, status certificate review for condos). The seller may accept, reject, or counter-offer.
5. Negotiate and reach mutual acceptance: Offers may go through one or more rounds of negotiation. In a multiple-offer situation, your agent will advise on strategy. Once both parties sign, the APS becomes a binding contract.
6. Fulfil or waive conditions: Within the conditional period (typically 5 to 10 business days), arrange a home inspection, confirm mortgage approval, and review any required documents. You may then waive conditions to firm up the purchase or, if conditions are not met, withdraw.
7. Retain a real estate lawyer: Engage an Ottawa real estate lawyer as early as possible. They conduct the title search, review the APS, prepare closing documents, and manage the transfer of funds.
8. Secure final mortgage approval and arrange funds: Provide all required documents to your lender for final approval. Arrange for the down payment and closing costs to be available in your lawyer's trust account before the closing date.
9. Final walkthrough: Conduct a pre-closing walkthrough of the property to confirm its condition matches the agreement.
10. Closing day: Your lawyer registers the transfer of title in the Ontario land registry, pays the Land Transfer Tax, and releases funds to the seller's lawyer. You receive the keys once the transaction is complete.
11. Post-closing: Update your address, arrange home insurance (required before closing), set up utilities, and notify the City of Ottawa of the ownership change for property tax purposes.

Financing a property purchase in Ottawa as a non-resident involves navigating both federal legal restrictions and specific lender requirements.

Foreign buyer ban (extended to January 1, 2027): The Prohibition on the Purchase of Residential Property by Non-Canadians Act restricts most non-Canadians from purchasing residential property in Canada. The ban was extended by the federal government in February 2024 and remains in force until January 1, 2027. Ottawa, as a Census Metropolitan Area with a population exceeding 100,000, falls within the scope of this legislation (source: Government of Canada / CMHC, February 2024). Certain exceptions apply, including purchases for development purposes, and specific buyer categories such as temporary residents meeting defined criteria.

Who may still be eligible: Temporary residents (e.g., international students, work permit holders meeting specific conditions), and non-Canadians purchasing for development may qualify under the exceptions. Buyers should seek legal advice to confirm their eligibility before proceeding.

Mortgage availability for eligible non-residents: For those who qualify to purchase, Canadian lenders offer non-resident mortgages, though not all banks provide this product. Key conditions typically include:

• A minimum down payment of 35% of the purchase price is commonly required for non-residents (compared to as low as 5% for Canadian residents on insured mortgages).
• Non-resident mortgages are generally not eligible for CMHC mortgage loan insurance.
• Interest rates for non-residents are generally comparable to resident rates at major banks, though secondary or alternative lenders may charge higher rates with different eligibility criteria (source: mattrichling.com, 2024).
• Lenders will require proof of foreign income, credit history (which may need to be established or verified through international credit bureaus), and a valid visa or permit.

Additional tax considerations: Non-resident buyers should be aware of the federal Underused Housing Tax (UHT), which may apply to certain non-Canadian owners of residential property. Legal and tax advice from a Canadian professional is strongly recommended before completing any purchase.

In Ottawa, real estate professional fees and related service costs are structured as follows for a property purchase transaction:

Real estate agent (REALTOR®) commission: In Ottawa, the total commission is typically around 5% of the sale price, split between the listing agent (seller's agent) and the buyer's agent. This commission is conventionally paid by the seller out of the sale proceeds, meaning the buyer's agent service is effectively provided at no direct cost to the buyer (source: fivewalls.com / wowa.ca, 2024). HST at 13% applies to the commission amount. The commission offered to the buyer's agent is set by the seller and disclosed to agents through the MLS® system.

What the buyer's agent service includes:

• Access to MLS® listings and off-market opportunities
• Neighbourhood and market analysis, comparable sales review
• Organisation and accompaniment at property viewings
• Preparation and submission of the Agreement of Purchase and Sale (APS)
• Negotiation strategy and representation through offer and counter-offer stages
• Coordination with the seller's agent, lender, and lawyer through to closing
• Guidance on conditions (financing, inspection) and their fulfilment or waiver

Real estate lawyer fees: Legal fees for a standard residential purchase in Ottawa typically start from approximately 800 CAD to 1,500 CAD plus disbursements (title search, registration fees, conveyancing, title insurance, Land Transfer Tax remittance). Fees vary by firm and transaction complexity (source: jacquesrobert.com, guertinpoirierlaw.ca, 2024–2025).

Home inspector fees: A licensed home inspector charges approximately 400 CAD to 700 CAD for a standard inspection report (source: ottawarealtyman.com, 2025).

Mortgage broker: Mortgage brokers in Canada are generally compensated by the lender, not the buyer, when arranging an insured or conventional mortgage through a bank or institutional lender.