Ottawa Real Estate: June 2025 Insights and Findings
Ottawa’s real estate market carried forward its measured pace into June, continuing to reflect a distinct story of two markets. Momentum in the sub-$2 million segment remained steady, while the luxury market, though still inventory-heavy, saw some notable movement. I can confirm that neither category is breaking records but both are showing distinct patterns that point to evolving buyer behaviour and tightening dynamics in select pockets.
Market Activity Under $2 Million
June’s freehold market delivered another strong performance. A total of 1,036 contracts were signed on properties priced below $2 million, with sale prices ranging from $205,000 to $1.975 million. Within this, 172 sales surpassed the $1 million mark which is an ongoing signal that the higher end of the mid-market remains highly active. With 1,770 new freehold listings added during the month, the segment posted a 58.53% absorption rate and maintained a seller-leaning 1.71 months of inventory.
The condo market, while more tempered, stayed productive. There were 315 condominium sales in June, spanning from $175,000 to just over $1.2 million, with three units trading above the $1 million threshold. The month brought 653 new listings to market, resulting in an absorption rate of 48.24% and 2.07 months of inventory showcasing conditions still indicative of a favourable environment for well-priced listings.
While overall pace has not accelerated materially, both housing types are seeing firm demand where properties are aligned with buyers’ expectations. Inventory remains manageable, and motivated buyers are continuing to act quickly when the fit is right.
Luxury Market Over $2 Million
Activity in the luxury segment eased slightly compared to May, but remained well above early spring levels. Fourteen contracts were signed on homes priced over $2 million in June, with a median list price of $2,382,500. Marketing time edged up to 25 days; still a reasonably efficient window for this price point.
Inventory continued to climb, with 65 new $2M+ listings entering the market, bringing total inventory to 136 properties. The median list price for these new entries was $2.542 million. With months of inventory holding at 9.71 and an absorption rate just above 10%, this remains a buyer’s market overall, though the gap is narrowing slightly compared to April’s much looser conditions.
Reading the Market
While the broader market hasn’t shifted dramatically month-over-month, more subtle trends are becoming clearer. One of the more interesting insights in June came from the list-to-sell ratio, which measures how closely homes are selling to their asking price.
In the $2M+ segment, buyers managed an average discount of 4%, with homes selling at roughly 96% of asking price which is fairly typical for this tier. In the $1.5M–$2M range, the discount was negligible, with properties trading at 99% of list, an indicator of both pricing precision and increasing buyer competition. Even the $1M–$1.5M bracket held firm at 98%. These numbers suggest that while negotiation room exists at the very top, the upper-mid market is tightening and buyers in that range should expect less flexibility.
Market Highlight: 6029 Rideau Valley Drive
I don’t usually spotlight individual listings, but 6029 Rideau Valley Drive in Manotick is worth the exception. In my opinion, it’s, arguably, one of the best values in Ottawa’s luxury market this year. The waterfront home situated on a large estate lot with quality finishes, stunning architecture and a price that makes it stand out against its peers in this category. Even in a buyer’s market, homes like this don’t go unnoticed. It’s the kind of property that checks all the right boxes.
As we step deeper into the summer market, Ottawa continues to balance its two distinct narratives: competitive conditions below $2 million, and buyer-driven dynamics above. Where those paths intersect, we may be seeing the early signs of a more unified market forming. Time will tell whether this convergence continues into the second half of the year.
| June 2025 | Ottawa Signed Contracts Contracts Signed Over $2 Million |
||||
|---|---|---|---|---|
| Rank | Address | View | Last Asking Price | Details |
| 1 | 251 Thorold Road, Ottawa, Ontario K1M 0J8 (Rockcliffe Park) |
🔗 | $3,750,000 | 7 Bed / 6 Bath |
| 2 | 5808 Red Castle Ridge, Manotick, Ontario, K4M 0A4 (Rideau Forest, Manotick) |
🔗 | $3,549,000 | 6 Bed / 6 Bath |
| June 2025 | Ottawa New Listings New Listings Over $2 Million |
||||
|---|---|---|---|---|
| Rank | Address | View | Asking Price | Details |
| 1 | 6029 Rideau Valley Drive, Manotick, Ontario K4M 1B3 (Manotick) |
🔗 | $5,500,000 | 4 Bed / 6 Bath |
| 2 | 725 Manor Avenue, Ottawa, Ontario K1M 0E4 (Rockcliffe Park) |
🔗 | $4,700,000 | 5 Bed / 8 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.
