Ottawa Luxury Homes

Rockcliffe Park: the city's old-money and diplomatic core. $2.5M–$8M+ on mature lots near the Ottawa River and downtown. Held tightly — a meaningful share of sales here happen privately.

Glebe and Old Ottawa South: $1.5M–$3.5M for character homes, infill builds, and full renovations, all within walking distance of the canal.

Westboro and McKellar Park: $1.6M–$3.5M for newer infill and renovated singles — the strongest case for 'walkable luxury' in the city.

Kanata Lakes: $1.4M–$2.8M for newer executive homes on premium golf-course lots, the anchor of west-end luxury.

Manotick and Greely: $1.5M–$4M+ for custom homes on 1–10 acre estate lots, with village charm 25 minutes from downtown.

Riverside South Phase 2, Stonebridge in Barrhaven, and parts of Stittsville also produce $1.4M–$2.2M in new-construction luxury inventory.

Rockcliffe Park resale: $700–$1,100/sq ft above-grade.

Westboro / Glebe / OOS infill: $900–$1,300/sq ft for newer builds; $650–$900 for original-condition character homes.

Kanata Lakes / Stonebridge / Riverside South executive: $400–$550/sq ft for newer builds.

Manotick / Greely estate lots: harder to pin down — land value drives a large share of the price, with structures on premium lots ranging $500–$900/sq ft.

The number only means something once you separate land value from structure value — that adjustment is what makes Ottawa's luxury price reads make sense.

Uniform Urban Developments, ASP Construction, Ottawa Premiere Group, Westport Homes, and Lacroix Custom Builders are the names most-respected at the top of the Ottawa custom-build market.

In Westboro, the Glebe, and Old Ottawa South, full renovations are just as common as new builds — buyers pick up a tired house for $1.3M–$1.6M and put $700K–$1.2M into it rather than waiting out a custom-build timeline.

A large share of Ottawa's luxury transactions, especially above $2M, never reach MLS. Sellers at this level often want privacy — no neighbours, employers, or social circles watching the listing go up on Realtor.ca.

Pre-MLS inventory moves through agent networks active in Rockcliffe, the Glebe, Westboro, Kanata Lakes, and Manotick. Buyers watching public listings alone typically see only 60%–70% of what's actually available in a given quarter.

Working with an agent who's genuinely active in that network — and trusted with off-market listings — changes both what you get to see and how early you see it.

CMHC insurance stops being available above $1.5M, so the minimum down payment is 20%. Most buyers at this level put down 25%–35%.

The big banks aren't always the sharpest pricing here — private wealth divisions, brokered alternative lenders, and credit-union jumbo programs are all active in this range.

Pre-approvals take longer too. Expect 3–4 weeks from application to a documented commitment letter, especially with a non-standard income profile: executive compensation, self-employment, or significant equity components.

Marketing isn't about doing more — it's about targeting better. Discreet pre-MLS distribution to the right agent network, architectural photography, drone and video walkthroughs, and staging where it earns its cost.

Pricing carries more risk than at other levels. True comparables are scarce — often just 3–6 genuinely comparable sales per enclave per year — so mispricing a one-of-one property is the biggest exposure.

Showings need real protocol: verified buyers, scheduled previews, and identity confirmation before anyone tours the home.