Ottawa Real Estate: July 2025 Insights and Findings
July’s market activity points to a summer slowdown that feels familiar for Ottawa as many residents take advantage of the great weather and summer vacations. We are not without a few standout storylines worth noting. Across the board, absorption slowed slightly, and months of inventory crept up, especially in the luxury segment. But beneath the surface, buyer behaviour is still active, although more discerning, especially in the under $2M range.
Market Activity Under $2 Million
In the under $2 million category, 796 freehold contracts were signed in July, with 119 of those over $1 million. Condominiums saw 292 transactions, with 5 surpassing the $1 million mark. This reflects a modest slowdown from June, but the monthly absorption rates (51.89% for freeholds and 48.5% for condos) remain relatively healthy by historical standards.
That said, we’re seeing more measured buyer behaviour. With months of inventory sitting at 1.93 for freehold homes and 2.06 for condos, the market remains balanced, but buyers are taking more time and being increasingly selective. Even so, properties that are priced and positioned well are still selling. In July, freehold homes between $1 million and $2 million sold at 97% of their list price, while those over $2 million came in at 94%. On the condo side, units between $1 million and $2 million sold at 96% of list price. This suggests that while buyers are negotiating, they aren’t doing so aggressively. Well-priced properties are still selling when they’re aligned with buyer expectations.
Luxury Market Over $2 Million
The luxury market over $2 million showed signs of softening, with only nine properties selling in July at a median list price of $2.35 million and a median time on market of 39 days. This represents a decrease from June’s 14 sales and reflects the continued build-up of inventory in this segment. Currently, there are 132 active listings over $2 million, with 34 new properties added during the month. This increase in supply has pushed months of inventory up to 14.67, clearly indicating a buyer’s market where sellers need to be patient and strategic.
Among the July transactions, two standout contracts were signed at traditional luxury homes: 180 Lansdowne Road in Rockcliffe Park, which was last offered at $4.2 million, and 37 Rothwell Drive in Rothwell Heights, last offered at $3.79 million. These properties are in line with the scale, location, and exclusivity that is typically associated with Ottawa’s high-end market. Interestingly, the listing side showed a notable development this month, as both of the top new listings were condominiums. This marks the first time this year that luxury condos have taken centre stage in the top new offerings category. This could signal a growing appetite for high-end vertical living options in Ottawa, a trend that may reshape the luxury market landscape going forward.
Reading the Market
Ottawa’s July numbers reveal a market behaving in two very different ways, depending on the price bracket. The under $2M segment is holding its ground, with good properties continuing to move and limited negotiability, especially between $1M and $2M. Meanwhile, the luxury segment is seeing greater variability, with longer days on market and a growing gap between buyer expectations and seller pricing.
That said, subtle shifts are beginning to emerge. We’re seeing early indicators of convergence in certain areas, particularly where sellers are pricing ahead of the market and where quality product shines. As we head into the fall, it will be important to watch how buyers return from summer break; whether with fresh urgency, or continued caution.
| July 2025 | Ottawa Signed Contracts Contracts Signed Over $2 Million |
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|---|---|---|---|---|
| Rank | Address | View | Last Asking Price | Details |
| 1 | 180 Lansdowne Road, Ottawa, Ontario K1M 0N4 (Rockcliffe Park) |
🔗 | $4,200,000 | 5 Bed / 4 Bath |
| 2 | 37 Rothwell Drive, Ottawa, Ontario K1J 7G5 (Rothwell Heights) |
🔗 | $3,790,000 | 6 Bed / 8 Bath |
| July 2025 | Ottawa New Listings New Listings Over $2 Million |
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|---|---|---|---|---|
| Rank | Address | View | Asking Price | Details |
| 1 | 2001-108 Lisgar Street, Ottawa, Ontario K2P 1E1 (Golden Triangle) |
🔗 | $4,450,000 | 4 Bed / 5 Bath |
| 2 | 205-1 Fifth Avenue, Ottawa, Ontario K1S 5W3 (Glebe) |
🔗 | $4,290,000 | 4 Bed / 4 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.
