Ottawa Real Estate: April 2025 Insights and Findings
While Ottawa’s real estate market is not experiencing a significant upswing, April’s data reveals early signs of traction in key segments. Buyer activity has not returned to peak levels, but the numbers suggest a market that is beginning to rebalance—with meaningful differences emerging between the under and over $2 million categories.
Market Activity Under $2 Million
In the more active sub-$2 million segment, both the freehold and condominium markets showed steady performance. The freehold category saw 874 contracts signed in April, with sale prices ranging from $300,000 to $1.9 million. Of these, 142 transactions involved properties over the $1 million mark—a notable portion that highlights strength in the higher end of the mid-market. With 1,414 new freehold listings introduced during the month, the absorption rate stood at a robust 61.81%, and months of inventory came in at 1.62. These figures reflect a seller-leaning market, particularly for homes that are competitively priced and well-presented.
The condominium market also showed resilience. A total of 333 condo sales were recorded, with sale prices ranging from $195,000 to just under $1.45 million. Nine of these sales crossed the $1 million threshold, suggesting continued interest in high-end condo offerings despite broader affordability pressures. With 606 new listings added in April, the condo segment posted an absorption rate of 54.95% and 1.82 months of inventory—slightly looser than the freehold market, but still firmly within seller’s market territory.
These indicators point to underlying demand across both housing types, even as many buyers remain selective. Low months of inventory and absorption rates above 50% suggest that serious buyers are transacting—and doing so quickly—when properties meet their criteria. For sellers in this category, this means there is opportunity, but success still hinges on pricing and positioning.
Luxury Market Over $2 Million
At the top end of the market, activity continues to be more measured. In April, nine contracts were signed on properties priced above $2 million. The median list price among these transactions was $2.3 million, and the median marketing time stood at 70 days—reflecting a slower pace and more deliberate buyer decision-making in this segment.
On the listing side, 43 new luxury properties were brought to market in April, bringing total inventory in the $2 million-plus category to 1,181 active listings. The median list price of these new entries was $2.499 million. With an absorption rate of just 0.76% and months of inventory calculated at 131.22, the luxury market remains firmly in buyer’s market territory.
This contrast in absorption and inventory levels between the two market segments is telling. While the sub-$2M market remains active and competitive, the luxury market is experiencing a clear oversupply. For buyers in the upper tier, this presents an opportunity to negotiate with greater leverage, while sellers must be strategic, patient, and open to repositioning if needed.
Reading the Market
In general, markets with fewer than four months of inventory are considered seller’s markets, while those with six or more months lean toward buyers. Ottawa’s under-$2M market, with under two months of inventory in both freehold and condo segments, reflects ongoing strength despite broader economic headwinds. Conversely, the luxury market—with over 130 months of inventory and an absorption rate below 1%—continues to be challenged by oversupply and cautious buyer behavior.
The story in April, then, is one of contrast. In the core market, sales are happening with efficiency and at volume. In the luxury segment, inventory is building, and the pace of sales is much slower. For buyers, this presents very different conditions depending on their price point. For sellers, it’s a reminder that strategy and timing must be tailored to the realities of their specific market segment.
As the spring market unfolds, we’ll be watching to see whether the activity at the entry and mid-level price points begins to influence momentum higher up the ladder—or whether the luxury market continues to chart its own course.
| April 2025 | Ottawa Signed Contracts Contracts Signed Over $2 Million |
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|---|---|---|---|---|
| Rank | Address | View | Last Asking Price | Details |
| 1 | 283 Acacia Ave, Rockcliffe, Ottawa, Ontario K1M 0L8 | 🔗 | $3,980,000 | 6 Bed / 7 Bath |
| 2 | 52 Civic Place, Civic Hospital, Ottawa, Ontario K1Y 2E2 | 🔗 | $3,800,000 | 3 Bed / 5 Bath |
| April 2025 | Ottawa New Listings New Listings Over $2 Million |
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|---|---|---|---|---|
| Rank | Address | View | Asking Price | Details |
| 1 | 2206 Sixth Line Road, Kanata, Ottawa, Ontario K0A 1T0 | 🔗 | $15,000,000 | 8 Bed / 8 Bath |
| 2 | 480 Manor Avenue, Rockcliffe, Ottawa, Ontario K1M 0H9 | 🔗 | $6,500,000 | 6 Bed / 5 Bath |
© 2025 HAUS COLLECTION REALTY LIMITED. ALL WORLDWIDE RIGHTS RESERVED. ALL MATERIAL PRESENTED HEREIN IS INTENDED FOR INFORMATION PURPOSES ONLY. WHILE, THIS INFORMATION IS BELIEVED TO BE CORRECT, IT IS REPRESENTED SUBJECT TO ERRORS, OMISSIONS, CHANGES OR WITHDRAWAL WITHOUT NOTICE. THIS INFORMATION IS BASED ON DATA FROM THE OTTAWA REAL ESTATE BOARD AND INTERPRETED BY HAUS COLLECTION REALTY LIMITED. DATA HAS BEEN LIMITED TO SALES REPORTED WITHIN THE CITY OF OTTAWA BOUNDARY. IF YOUR PROPERTY IS CURRENTLY LISTED WITH ANOTHER REAL ESTATE BROKER, OR YOUR ARE UNDER A BUYER REPRESENTATION CONTRACT WITH ANOTHER REAL ESTATE BROKER, PLEASE DISREGARD THIS OFFER. IT IS NOT OUR INTENTION TO SOLICIT THE OFFERINGS OF OTHER REAL ESTATE BROKERS.
