Month: January 2026

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Housing and affordability top voter concerns as Ottawa heads toward 2026 elections

82 per cent of residents say housing-related issues will be important in determining who they support in the 2026 municipal election

Ottawa, ON — With just nine months until the 2026 municipal elections, housing affordability and the cost of living will continue to be the most pressing issues for Ottawa residents, according to new public opinion research from Abacus Data released today by the Ottawa Real Estate Board (OREB). The poll is among the largest surveys of Ottawa residents since the 2022 municipal election, with 1,000 responses.

Cost of living a major concern

According to the survey, more than one in three residents (37 per cent) say cost of living is the most important issue facing Ottawa today, followed by housing affordability (19 per cent), LRT confidence and transit reliability (11 per cent), and homelessness and encampments (10 per cent). Cost of living was identified by 63 per cent of residents as a priority issue that candidates running in the 2026 Ottawa municipal election should be focused on, followed by housing affordability (53 per cent), transit reliability (37 per cent), and the city budget and taxes (32 per cent).

“People are struggling to make ends meet, and they want action to help make life more affordable,” said Tami Eades, president of the Ottawa Real Estate Board. “A home is the biggest cost in most families’ budgets, so the number one thing the city can do to ease the cost-of-living crisis is to help generate more attainable housing. With an election happening in October, it’s clear that candidates need to be focused on housing.”

Residents want more action on housing

The research shows housing affordability will likely be a major issue for voters heading into the 2026 municipal election. More than three-quarters of residents (77 per cent) say housing in Ottawa is unaffordable, while only five per cent believe housing is affordable today. Over the past year, 51 per cent say affordability for homebuyers has worsened, and 59 per cent say affordability for renters has declined even as rents have begun to come down, highlighting continuing pressure across both ownership and rental markets.

Housing is also set to play a decisive role at the ballot box. Eighty-two per cent of residents say housing-related issues will be important in determining who they support in the 2026 municipal election, underscoring the central role housing policy will play in shaping the next council’s agenda.

The survey also highlights how rising housing costs are reshaping long-term housing decisions for Ottawa residents. Among homeowners, nearly one in four (24 per cent) say they plan to give or pass their home on to their children or family members, rather than sell it on the open market. These findings underscore the growing concern that housing has become increasingly difficult to afford for the next generation, with intergenerational transfers seen by many families as one of the few remaining pathways to homeownership.

“For many families, housing affordability has become a generational issue,” said Nicole Christy, CEO of OREB. “Parents are passing up the opportunity to add tens of thousands of dollars to their retirement savings so that their kids have a shot at the Canadian dream. Homeownership should be attainable for everyone, not just those whose parents can afford it.”

Transit and other issues

Beyond housing, the survey highlights a range of issues shaping voter priorities heading into 2026. Public safety, homelessness, and downtown conditions remain key concerns, with 76 per cent of Ottawa residents saying they are concerned about the future of downtown, including vacancies, safety, and economic activity. Confidence in major city projects is also mixed. More residents oppose Lansdowne 2.0 (37 per cent) than support it (27 per cent), and 43 per cent view the project as an unnecessary financial burden, reflecting sensitivity to large-scale spending decisions.

Transit reliability continues to be a major issue, with 37 per cent identifying it as a priority for candidates in the 2026 municipal election, and reliability and service disruptions cited as the top problems facing OC Transpo. At the same time, voters remain cautious about municipal finances. Forty-three per cent of residents say they would prefer to keep taxes as low as possible, even if services do not improve, signalling limited appetite for tax increases and a strong focus on value for money.

About the survey

The Ottawa Real Estate Board–Abacus Data State of Housing Survey was conducted from Dec. 10 to 22, 2025, among 1,000 residents of the City of Ottawa. Results are accurate to within plus or minus 2.77 percentage points, 19 times out of 20.

About the Ottawa Real Estate Board

The Ottawa Real Estate Board (OREB) is a non-profit association representing more than 4,000 member REALTORS® in the National Capital Region. OREB advocates for policies that promote housing affordability, protect consumers, and support a fair and efficient real estate marketplace.

Media contact

Melanie Coulson
Director of Strategic Communications & Engagement
613-225-2240 ext. 247| melanie@oreb.ca

Ottawa Housing Market Closes 2025 on a Note of Stability

Ottawa’s housing market closed out the year with a typical December slowdown in activity.

Sales softened further, reinforcing the cautious tone that emerged this fall. Inventory levels declined, while prices remained broadly stable. Despite a quiet finish in November and December, annual sales in 2025 ended 1.3% higher than in 2024 by total sales, and 4.1% higher than 2024 by total dollar volume, pointing to a year defined by balance and overall stability.

The year followed an unconventional seasonal pattern, beginning with a delayed spring, transitioning into a steady summer that avoided the usual mid-year dip, and then moderating again through the fall and early winter.

Ottawa continues to show resilience compared with the price corrections seen in some larger Canadian markets. December data suggests a market that is holding steady, offering buyers more choice while maintaining generally steady conditions. That said, market performance continues to vary meaningfully by property type, with the condo segment remaining the softest area of the market.

“Even with a quieter finish to the year, Ottawa’s housing market showed real stability in 2025,” said Tami Eades, President of the Ottawa Real Estate Board. “Sales and dollar volume both surpassed 2024 levels despite more moderate conditions through the fall. That balance points to a market driven by fundamentals, not pressure.”

Residential Market Activity

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.

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.

Since 2022, Ottawa has seen a multi-year trend across all market segments toward higher year-end inventory levels. While seasonal absorption typically limits a sharp buildup of listings in December, it has not fully offset the higher volume of inventory entering the market earlier in the year. Year-to-date active listings in December 2025 were 19% higher than last year, 45% higher than 2023, and 89% higher than in 2022. Months of inventory rose to 4.3, higher than last December and closer to long-term, pre-pandemic averages.

Prices and Market Balance

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.

The MLS® Home Price Index offers additional context. The composite benchmark price has declined month over month since the summer, yet still finished 2025 slightly above 2024 levels overall. This suggests price adjustment is occurring gradually at the benchmark level, even as averages prices continue to be influenced by the mix of homes sold.

Overall, the market remains balanced. Buyers have more leverage than in recent years, while sellers continue to benefit from steady demand and relatively resilient pricing.

Property Type Breakdown

Market conditions continue to vary meaningfully by property type.

Single-Family Homes

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.

Townhomes

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.

Apartments (Condos)

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.

Months of Inventory:

  • Single Family: 4.3
  • Townhome: 2.8
  • Apartment: 7.9

Looking Ahead

As Ottawa enters the new year, December’s data suggests that any improvement in activity is likely to be gradual rather than immediate. Interest rate relief has helped support confidence, but buyers continue to move carefully, keeping a close eye on broader economic conditions. A period of modest ups and downs within an overall theme of stability appears likely for 2026.

While close monitoring of the oversupplied condo apartment segment remains important, the broader message for REALTORS® and consumers is consistent: Ottawa’s housing market remains stable, segmented by property type, and increasingly shaped by fundamentals rather than urgency.