How Renovations Impact Home Value in Ottawa (2025)

Jun 19

Smart upgrades that actually pay off — and a few that don’t.

In Ottawa’s ever-evolving housing market, homeowners are constantly looking for ways to increase their property value before selling. But not all renovations are created equal — especially in a practical city like Ottawa, where resale value often outweighs flashier finishes. If you're thinking about upgrading your home in 2025, here’s what you need to know about the renovations that can boost your home’s value (and which ones might actually hurt it).

Renovations That Add the Most Value

1. Kitchen Remodel
Typical Cost: $25,000–$45,000 | Potential Value Increase: $18,000–$40,000 | ROI: ~75–90%

A modern, functional kitchen remains one of the most valuable renovations you can make. Whether you’re in Centretown or Kanata, Ottawa buyers are consistently drawn to updated kitchens with stone countertops, quality cabinetry, and stainless steel appliances. An open-concept layout with a functional island often seals the deal.

2. Bathroom Renovation
Typical Cost: $10,000–$20,000 | Potential Value Increase: $8,000–$18,000 | ROI: ~70–90%

Renovating a dated bathroom can have a big impact, especially in older neighbourhoods like the Glebe, Westboro, or Sandy Hill. Clean lines, modern tile, and energy-efficient fixtures help homes stand out to buyers, without requiring a huge investment.

3. Finished Basement (Income Suite or Additional Living Space)
Typical Cost: $40,000–$80,000 | Potential Value Increase: $30,000–$65,000 | ROI: ~70–85%

Adding a legal basement suite or a finished rec room adds usable square footage and appeals to buyers looking for income potential or multigenerational living. In neighbourhoods near Algonquin College, Barrhaven, or Orleans — where rental demand is strong — this can be a major draw.

4. Curb Appeal Upgrades
Typical Cost: $5,000–$15,000 | Potential Value Increase: $4,000–$12,000 | ROI: ~60–80%

First impressions matter. A tidy front yard, new front door, updated paint, or fresh siding can help your property stand out, especially in competitive suburban areas like Stittsville or Riverside South. Even minor landscaping improvements can shift a buyer’s first impression from “pass” to “sold.”

5. Energy-Efficient Upgrades
Typical Cost: $10,000–$25,000 | Potential Value Increase: $8,000–$20,000 | ROI: ~60–75%

Energy-efficient windows, upgraded insulation, modern HVAC systems — these upgrades aren’t flashy, but they’re popular among today’s eco-conscious buyers. They also qualify for rebates in some cases, making them a smart long-term investment that lowers monthly bills and appeals to Ottawa’s cost-conscious market.

Renovations That May Lower Value or Offer Low ROI

1. Luxury Upgrades (Wine Cellars, Home Gyms, etc.)
Cost: $15,000–$50,000 | Typical Value Add: $5,000–$15,000 | ROI: ~20–40%

While these additions may suit your lifestyle, they don’t always match buyer priorities. In Ottawa’s practical market, spending $30,000 on a home gym or wine cellar may impress a niche buyer, but it’s unlikely to offer a strong return on investment.

2. Over-Personalized Layouts and Design Choices
Cost: Varies | Value Impact: -$5,000 to -$20,000

Removing a bedroom to make a walk-in closet or painting every room a different bold colour might make your home feel “yours,” but it could turn off future buyers. Always think resale: if your upgrades reduce flexibility or universal appeal, you’re likely to lose value.

3. Swimming Pools
Installation Cost: $60,000–$100,000 | Value Add: $15,000–$30,000 | ROI: ~25–40%

Despite their summer appeal, pools are a mixed bag in Ottawa. Our short pool season, high maintenance costs, and insurance considerations make them a harder sell — unless marketed specifically to the right buyer. If resale is your goal, a pool may not be the best investment.

Final Thoughts: What Actually Pays Off in Ottawa?

In 2025, the renovations that make the biggest impact in Ottawa are the ones that improve day-to-day function, comfort, and appeal to the average buyer. Kitchens, bathrooms, income-generating basement suites, and energy efficiency top the list for value-adding renovations. On the other hand, overly custom upgrades or high-maintenance luxuries can limit your buyer pool and reduce your return.

Thinking about renovating before you sell? Reach out to our team at New Purveyors for expert advice on what renovations make the most sense for your home and neighbourhood. We’re here to help you make smart upgrades — and smart sales,