Ottawa’s housing market wrapped up the year with a typical December slowdown. Sales softened further, continuing the more cautious tone seen through the fall, while prices remained broadly stable.
Even with a quieter finish to November and December, 2025 total sales ended higher than 2024. A key theme we’re seeing is increased choice for buyers, reflecting a multi‑year trend toward higher year‑end inventory levels across market segments.
Market conditions still vary meaningfully by property type — with the condo segment remaining the softest — but overall the data points to a market that’s holding steady and behaving closer to seasonal norms.
Ottawa Market Snapshot – December 2025
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In December, 587 residential properties sold, down 32% from November but consistent with typical December activity when excluding the unusually strong pandemic markets of 2020 and 2021. Since 2018, average December sales (excluding those two years) have been 583 units. While the slowdown reflects normal seasonal patterns, it also points to continued buyer caution.
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On the supply side, new listings declined as expected, and active listings fell from 3,628 in November to 2,544 in December, reflecting the usual holiday-season slowdown. Even so, inventory levels remain elevated compared with recent December norms, continuing the trend seen throughout the fall of increased choice for buyers.
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Prices remained relatively stable in December. The average residential sale price was $658,943, essentially unchanged from December 2024. This follows November’s modest year-over-year increase and reflects a market where prices are being supported, but not driven higher.
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In December, detached homes continued to outperform townhomes and condos. Prices remained comparatively stable, with supply balanced with 4.3 months of inventory. The single-family benchmark price posted a 0.4% year-over-year increase, underscoring the resilience of this segment. Limited availability and consistent demand continue to support detached homes, which remain the anchor of Ottawa’s market stability.
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Townhomes continue to adjust as inventory levels remain slightly elevated. Sales activity has been more resilient than in the apartment segment, though pricing pressure is becoming more apparent. The townhouse benchmark price declined 3.7% year over year, the average sale price fell just 1.4%. This gap suggests that softness has been more pronounced at the benchmark level than in actual transactions. Sales mix and sustained interest from first-time buyers, who continue to view townhomes as a more accessible entry point, have helped support average and median prices.
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The apartment segment remains the softest part of the Ottawa market, with December data reinforcing trends seen in November. Sales activity remained subdued, while months of inventory climbed to nearly eight, well above balanced levels.
The apartment benchmark price declined on a year-over-year basis, reflecting growing supply relative to demand. While Ottawa has not seen the level of condo oversupply present in larger urban markets, the trajectory remains one to monitor closely.
Winter Home Tip: Protect Your Home During Freeze–Thaw Cycles
Prevent ice dams and hidden water damage
Ottawa winters often bring repeated freeze–thaw cycles that can quietly cause damage to roofs, attics, and insulation. After heavy snowfall, clearing the first few feet of snow along your roof edge can help prevent ice dams from forming and water from backing up under shingles.
Inside the home, make sure attic vents remain clear and that warm air isn’t escaping through poor insulation or bathroom fans. Simple steps like sealing gaps, replacing worn weatherstripping, and checking attic airflow can help protect your home — and keep heating costs under control.
Local Events • Feb 1–15 (Ottawa Area)
WINTERLUDE (Ottawa & Gatineau) Jan 30-Feb 16
Confederation Park & Jacques‑Cartier Park
BIG BANG FESTIVAL - Feb 14 & 15
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