Here’s our top Ottawa neighbourhoods for investing in real estate based on the most common real estate investing goals like cash flow, long-term appreciation, and the most common property types like single-family and multi-unit properties.
If you’re a first-time investor we recommend starting your investment journey by reading our blog How to Start Investing In Ottawa Real Estate: A Complete Guide.
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Table of Contents
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Best For Cash Flow – Vanier and Carlington
If you’re looking for a cash flow positive (the income generated by a rental property, like rent, exceeds the expenses associated with owning and operating it) then what you need to look for is a lower initial purchase price, with high rental demand and strong rental prices to compensate for the cost of your mortgage.
If strong cash flow is your goal we recommend either properties with in-law/rental suites (where you as the investor live in the primary unit) or duplex/fourplex properties with high rental income potential.
Why We Recommend Vanier for Cash Flow Positive Properties
When we’re talking about Vanier, we’re looking particularly at Vanier South or Overbrook. These areas have strong rental demand while remaining on the more affordable side for the area.
Vanier South and Overbrook are areas attractive for real estate investors due to their proximity to Downtown Ottawa (approximately. 15 minutes drive), the Rideau Centre, and access to the new LRT. These neighbourhoods are relatively affordable and have a variety of housing types (including small apartment buildings/duplexes/fourplexes, etc.).
Prices start as low as $315K for Condos and low to mid $500K for single-family homes.
Average 2025 rent in Vanier $1500 – $3400+.
Why We Recommend Carlington for Cash Flow Positive Properties
Carlington is another area that has potential for positive cash flow due to its proximity to the Ottawa Hospital Civic Campus and Algonquin College. There’s strong rental demand, attracting students and healthcare professionals in the area.
Prices start as low as $316K for condos and low to mid $500K for a single-family homes.
Average 2025 rent in Carlington $1500 – $4000+.
CASH FLOW TIP: Look for legal duplexes or homes with existing in-law suites for maximum rental potential.
Best For Appreciation – Westboro and New Edinburgh
If your goal is long-term appreciation (building equity over time with rising home values), you’ll want to look for properties in neighbourhoods with growing infrastructure (like LRT access), proximity to economic hubs (hospitals, schools, government, etc.), and thriving communities and businesses.
Westboro and New Edinburgh both fit the bill when it comes to long-term growth potential. However, properties in these areas typically have a higher buy-in cost than other areas.
Why We Recommend Westboro For Long-Term Appreciation
Westboro is a top-tier Ottawa neighbourhood attracting young-families and professionals with its strong community vibe and access to amenities like shopping, outdoor spaces, restaurants, and more.
The key to property appreciation is high-demand and low inventory and that’s exactly what you get with Westboro. When investing in this area it’s best to look at holding long-term (minimum 5-10 years) and focus on single-family homes or duplexes for maximum value.
Prices start at $400K+ for Condos and mid-$700K for single family homes.
Average 2025 rent in Wesboro $1500 – $4500+.
Why We Recommend New Edinburgh For Long-Term Appreciation
New Edinburgh is one of Ottawa’s oldest and most prestigious neighbourhoods. Properties in this neighbourhood have seen high long-term appreciation due to their heritage charm, low-turnover and prime location with close proximity to the Rideau River, Rideau Hall and Byward Market.
New Edinburgh would be categorized as a luxury long-hold investment and isn’t particularly well suited for first-time investors. However, we’ve included it in our list because of its extremely strong long-term appreciation potential. This is a high-demand area with limited inventory.
Prices start at mid-$600k for single-family properties.
Average 2025 rent in New Edinburgh $1850 – $5500+.
LONG-TERM APPRECIATION TIP: Hold your property to ride the waves of the real estate market. You have to be willing to hold for a minimum of 5-years, with most investors selling after about 10-years.
Best For Student Rentals – Sandy Hill
Student rentals often get a bad reputation amongst investors but renting to students allows you to tap into a high-demand, stable market that can provide both positive cashflow and long-term appreciation.
Our top pick for investing student rentals in Ottawa is Sandy Hill due to its close proximity to the University of Ottawa making it the go-to neighbourhood for students for decades. Students love this area because of its walkability (they can walk to campus) and accessibility to transit.
Why We Recommend Sandy Hill for Student Rentals
This is the most high-demand area for students which means an extremely low vacancy rate. It’s important to note that with student rentals you can expect a high-turnover rate which may come with general wear and tear.
When looking at student rentals in Sandy Hill, we recommend looking for legal duplexes/fourplexes or large single-family homes that can be renovated to accommodate multiple rooms/units.
Prices start at $330K for a condo or $700K for single-family or multi-unit buildings.
Average 2025 rent in Sandy Hill $1500 for a 1-bed – $6000+ for 5+ beds.
STUDENT RENTAL TIP: Renting to students is actually a great way to have reliable rental income and often, parents will co-sign lease agreements or fully pay rent on behalf of their child.
Best For Single-Family Investment Properties – Orleans, Riverside South, Stittsville and Kanata
If you’re looking to invest in a single-family home there are a few Ottawa neighbourhoods that fit the bill, offering strong rental demand and a lower point of entry than some of the more prestigious neighbourhoods.
Many first-time investors want to start with single-family properties because they typically yield strong rental demand, higher average rent than a condo, are easy to manage and attract young families/professionals.
With Orleans, Riverside South, and Kanata you get the best of both worlds: strong rental demand and potential for long-term appreciation/resale demand.
Why We Recommend Orleans for Single-Family Investment Properties
Orleans is one of the most-affordable east-end suburbs of Ottawa with a lot of new developments offering opportunities for first-time investors to get in on the ground floor.
With strong rental demand you can expect low vacancy rates and strong potential ROI. We’re seeing increasing property values in suburbs like Orleans which indicates long-term growth potential.
For the best bang for your buck in this neighbourhood we recommend detached or end-unit townhomes, as well as new build properties (new builds require much lower maintenance in the long-term).
Prices start as low as $280K for condos and $500K for single-family homes.
Average 2025 rent in Orleans $1800 – $3800.
Why We Recommend Riverside South for Single-Family Investment Properties
Riverside South is another prime location for savvy single-family home investors. Demand in this area has risen significantly over the last few years and with the LRT expansion and new build developments in the area, home values will be pushed up.
Rental demand in this area is strong, particularly within young families and professionals. Again, this area is best for investors looking for long-term growth potential rather than upfront gains. There are also opportunities for pre-construction investments.
Prices start at mid-$400K for condos/townhouses *note minimal inventory, with low-to-midrise buildings only. Single family homes start around $600K.
Average 2025 rent in Riverside South $2500 – $3000+.
Why We Recommend Stittsville for Single-Family Investment Properties
Stittsville is an increasingly attractive neighbourhood for first-time investors looking for single-family properties. Stittsville offers a mix of long-term appreciation, tenant stability and suburban growth–all of which mix together to create ample opportunity for savvy real estate investors.
Stittsville is one of the fastest growing suburbs of Ottawa with new developments driving demand and value-appreciation. We’re seeing more families move to this area due to its relative affordability, space and amenities like good schools, recreational areas and parks.
Stittsville remains one of the more affordable suburbs in Ottawa, with an entry point for investors below what you could find in similar neighbourhoods like Kanata, for example.
Prices start at $350K for condos and single-family homes start around $600K.
Average rent in this area varies, however you’re looking at a range between $1250 – $4500+ depending on size, property type and location.
Why We Recommend Kanata for Single-Family Investment Properties
Kanata has grown in popularity over the years as it has become a tech-hub for Ottawa and with close proximity to top schools, demand is higher than ever.
If you’re looking for a single-family rental property in this area you can expect reliable tenants in the professional sector looking for long-term rentals. In general, investing in Kanata is best for those looking for long-term growth potential/resale value and stable tenants. This is another neighbourhood that requires a slightly higher buy-in price for investors but is worth it.
For investors interested in Kanata, we recommend looking at properties near Kanata North Tech Park or on transit routes.
Prices start at low $300K for condos and low $500K for single family homes.
Average 2025 rent in Kanata $2200 – $4800+.
SINGLE-FAMILY RENTAL TIP: Don’t just look for what’s cheap or available today — look for neighbourhoods where demand is about to rise due to things like: LRT expansion, job growth areas, new schools, etc.
Best for Multi-Family Investment Properties – Vanier, Centretown, Hintonburg/Mechanicsville & Westboro
If you want to expand your real estate investment portfolio into multi-family houses like duplexes, fourplexes, etc. there are a few key neighbourhoods in Ottawa to look at including Vanier (North and South), Centretown, and Hintonburg/Mechanicsville.
When looking at multi-family units it’s important to note that Ottawa has strict zoning bylaws for multi-unit properties which need to be taken into consideration when looking at Ottawa neighbourhoods primed for multi-unit investment.
Why We Recommend Vanier for Multi-Family Investment Properties
We’ve already outlined the benefits of Vanier in our cash flow section but to reiterate: there’s strong rental demand with a low barrier to entry for new and experienced investors. What makes Vanier particularly great for multi-family investments is its rapid gentrification and increase in rental demand, as well as the availability of lots that are already zoned for legal conversions or infill properties.
When looking at Vanier for multi-family rental/infill property development look for deep lots and/or corner lots which typically have excellent development potential.
Average 2025 rent in Vanier $1500 – $3400+.
Why We Recommend Centretown for Multi-Family Investment Properties
Centretown is a great spot for multi-unit rentals due to its walkability and high-demand due to its proximity to the University of Ottawa and the new LRT. This is another neighbourhood with pre-existing legal triplexes and fourplexes, as well as proper zoning for multi-unit builds.
In Centretown, we typically see low vacancy rates and professional tenants, with demand for furnished units as well.
Average 2025 rent Centretown $1500 – $6000+.
Why We Recommend Hintonburg/Mechanicsville for Multi-Family Investment Properties
Hintonburg/Mechancsville is a strong contender when it comes to multi-family investments, particularly because of the availability of existing duplexes. Gentrification in this area has also increased overall rental demand as well as home values, making it a great area for first-time investors looking to generate income as well as long-term gains.
Pre-existing duplexes in this area can be rare finds, however investors who can get their hands on older duplexes/fourplexes that require minor cosmetic upgrades will reap the benefits. Again, zoning in this area does allow for multi-unit builds.
Average 2025 rent in Hintonburg/Mechanicsville: $1800 – $5000+.
Why We Recommend Westboro for Multi-Family Investment Properties
If you can’t tell yet, we think Westboro is a great neighbourhood overall for new and experienced real estate investors. When it comes to Westboro, it’s not cheap to develop multi-unit properties but it offers a powerful combination of high rent, low vacancy rates and strong resale/appreciation potential. This combination is enough to make Westboro one of our team’s top choices for multi-unit investment.
Adam built his own fourplex in Westboro a few years back, check out his journey to learn from his experience.
The strategies we recommend for multi-unit investors looking in Westboro are to look for infill properties where its possible to create 3-6 unit buildings to generate long-term wealth or use a boy-hold-renovate strategy to upgrade existing duplexes/fourplexes to push rents.
Prices start at $400K+ for Condos and mid-$700K for single family homes.
Average rent in this area varies, however you’re looking at a range between $1500 – $4500+ depending on size, property type and location.
MULTI-UNIT INVESTMENT TIP: Invest for the flexibility, not just today’s rental potential. Properties with zoning flexibility will future-proof your investment, especially in cities like Ottawa where zoning and density rules are evolving.
Pre-built multi-unit properties in these neighbourhoods can start in the low to mid $1M and are rare finds. When looking for multi-unit properties there are many options for your initial investment including vacant lots, existing homes zoned for redevelopment or corner/double lots. Prices will vary.
Reach out to our team if you’re looking to get into multi-unit investing in Ottawa. We’ll walk you through your options and get you started on the right track.
Finding the Right Ottawa Neighbourhood for Your Real Estate Investment Goals
Your investment journey and goals will be unique to you, which means finding the right property will require research and expert advice from a Realtor you can trust. Ottawa neighbourhoods are filled with potential, whether you’re looking for a cash flow positive property or a future-proof long-term investment, there’s something for you.
Book your 1-on-1 investment strategy call with our Royal LePage Investor’s Edge Certified Realtors, Adam Mills and Joe Kanoza, to get started!
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