NEPEAN SELLER GUIDE
Downsizing in Nepean: Bungalows and Condos
Last updated: September 2026
Downsizing in Nepean usually means moving from a larger family home to a bungalow, condo, townhouse or retirement residence while staying close to the neighbourhoods, doctors, friends and routines you already know. Nepean is one of the best parts of Ottawa’s west end to do it: it has a large supply of bungalows, condo buildings near transit and shopping, several retirement residences, and the Queensway Carleton Hospital right in the middle of it.
The hardest part is rarely finding the next home. It’s selling a long-held family house well and timing the two moves so you don’t carry both. This guide covers your options and a practical plan.
Why Many Downsizers Stay in Nepean
Health care close by
The Queensway Carleton Hospital on Baseline Road serves Nepean and the west end, and there are many clinics, pharmacies and specialists along Baseline, Merivale and Robertson roads.
Everyday convenience
Merivale Road, College Square, Bayshore Shopping Centre and the Robertson Road strip in Bells Corners cover groceries and services. The Centrepointe branch of the Ottawa Public Library and the Meridian Centrepointe Theatre are local cultural anchors.
Staying active
The Nepean Sportsplex has pools, fitness programs and activities for older adults, and the Greenbelt trails at Stony Swamp and the Bruce Pit, plus Andrew Haydon Park on the river, are all close.
Transit
The O-Train West Extension adds stations at Baseline, Iris, Queensview, Pinecrest, Bayshore and Moodie, which will make it easier to get around without a car once it opens. Check OC Transpo for timing.
Familiar ground
For many long-time owners, staying in Nepean means keeping the same community, church, clubs and friends, just in a home that’s easier to manage.
Your Downsizing Options in Nepean
Bungalows
Nepean has one of Ottawa’s largest supplies of bungalows, especially in Lynwood Village and Arbeatha Park in Bells Corners, Manordale, Parkwood Hills and Crystal Beach. They offer one-floor living with a yard. Most are 1950s and 1960s homes, so check the condition of systems, and consider how much yard and exterior maintenance you want.
Condo apartments
Condo buildings along Meadowlands Drive, in Leslie Park, near Bayshore and around Baseline Station offer elevator access, no exterior maintenance, and often underground parking. Older buildings often have larger units. Always review the status certificate and reserve fund; see our guide to Nepean condos and townhomes.
Townhouses and terrace homes
Condo townhouses in Centrepointe, Tanglewood and Westcliffe Estates can offer a middle ground: your own front door, less space to maintain and exterior work handled by the corporation. Watch for stairs; bungalow townhouses and main-floor primary bedrooms are the most practical long-term.
Retirement residences
Bells Corners and other parts of Nepean have several retirement residences. The Retirement Homes Regulatory Authority licenses retirement homes in Ontario and lets you look up a home’s licence and inspection history. For long-term care, see the Province’s long-term care information.
Split-levels: a caution
Many Nepean downsizers are leaving a backsplit or side-split. Moving from one split-level to another rarely solves the stairs problem, so focus on bungalows, condos or homes with a main-floor bedroom and bath.
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Selling the Family Home
For most downsizers, the sale of the family home funds the next move, so it’s worth getting right.
Understand what your home is worth
A home owned for 20, 30 or 40 years may not have been updated in the same way as recent comparable sales. Pricing needs to reflect condition honestly, comparing your home to both renovated and original homes nearby. Start with our What’s My Home Worth guide.
Decide what to fix, and what not to
Some repairs pay back, many renovations don’t. A pre-listing inspection can show what buyers will notice, so you can decide what to fix and what to disclose and price in. Painting, decluttering and small repairs usually help; major renovations usually don’t make sense right before selling.
Declutter early
Decades of belongings take time to sort. Starting months ahead reduces stress and helps the home show well. See our guide to staging your home.
Taxes
The sale of your principal residence is generally exempt from capital gains tax, but it must still be reported on your tax return. If you own a second property or used part of your home for business or rental, the rules can be different. Our guide to capital gains when selling your home explains the basics; confirm your situation with your accountant, as rules change.
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Timing Your Sale and Purchase
The core question
Do you sell first, buy first, or try to do both at once? Each has risks:
- Sell first: you know exactly what you have to spend, but you may need a long closing or temporary housing.
- Buy first: you secure your next home, but you may carry two properties for a while; bridge financing can help if your lender offers it.
- Buy conditional on sale: reduces risk, but sellers may prefer other offers in a competitive market.
Our guide to avoiding two mortgages covers the details.
Coordinate your closing dates
Lining up closing dates so you move directly from the old home to the new one, with a short overlap for moving and cleaning, is usually ideal. Jason’s job as a move coordinator is to build that timeline before you list or make an offer.
Plan the move itself
Book movers early, especially for spring and summer closings, and consider whether you’ll need storage or help sorting, donating and disposing of items.
Costs to Budget When Downsizing
Selling costs
Real estate commission and HST, legal fees, any mortgage prepayment penalty, moving costs and any pre-sale repairs. Jason offers a 1% Listing Commission, charged on the final sold price; see the 1% Listing Commission page. For the full list of selling costs, see our cost of selling a home in Ottawa guide.
Buying costs
Ontario’s land transfer tax, legal fees, title insurance and adjustments. For condos, add the status certificate fee.
Ongoing costs
Compare the carrying costs of your current home with your next one, including property taxes, utilities, maintenance and, for condos, monthly fees. A smaller home doesn’t always mean lower monthly costs if condo fees are high.
Freeing up equity
Many downsizers use the difference to add to retirement savings or help family. The Financial Consumer Agency of Canada has independent information on managing money in retirement. Speak with a financial advisor before deciding how to use the proceeds.
Staying put: when aging in place makes sense
Downsizing isn’t the only option. If your home is a bungalow, or you can create a main-floor bedroom and bathroom, aging in place with some modifications may work well. Common changes include grab bars, a walk-in shower, better lighting, handrails on both sides of stairs and a ramp or no-step entry. Compare the cost of these changes, and of ongoing maintenance, with the cost and benefits of moving.
Helping a Parent Downsize: A Guide for Adult Children
Many Nepean downsizing moves involve adult children helping a parent. That help is valuable, but it works best with clear roles.
Start with what your parent wants
Ask about priorities: staying near friends, their doctor, their place of worship, walking to shops, or being closer to family. Let those guide the search, not just the price.
Agree on who does what
Decide who will handle viewings, paperwork, decluttering, movers and the sale. If a power of attorney is involved, confirm it covers real estate and involve the lawyer early.
Handle belongings with care
Decluttering a family home is emotional. Start early, focus on what fits in the new space, and involve other family members in decisions about keepsakes.
Protect your parent’s interests
Make sure your parent understands and agrees with each decision, from the listing price to the offer they accept. Jason communicates directly with the homeowner and, with permission, keeps family members informed.
Plan the first weeks after the move
Arrange for help setting up the new home, transferring prescriptions and services, and updating addresses, so your parent can settle in quickly.
A Simple Downsizing Plan
- Talk to family about your needs now and in five to ten years.
- Get a price estimate for your current home and a realistic budget for the next one.
- Choose the type of home: bungalow, condo, townhouse or retirement residence.
- Shortlist neighbourhoods close to the services you use. Our Nepean neighbourhood guide can help.
- Decide your timing strategy: sell first, buy first or both.
- Prepare your home with decluttering and targeted repairs.
- List, sell and buy with coordinated closing dates.
- Move with enough overlap to settle in without rushing.
More resources
See our city-wide guides to downsizing in Ottawa and the best Ottawa neighbourhoods for downsizing. The Ottawa Real Estate Board publishes monthly market figures if you want to watch conditions before you list.
How Jason Polonski Helps Nepean Downsizers
Jason Polonski is a REALTOR® with Right at Home Realty with more than 15 years of experience in Ottawa’s west end, a Bachelor of Commerce with a double major in Marketing and Finance from Concordia University, and a construction and electrical trades background. For downsizers, that means practical advice on which repairs are worth making before you sell, and a clear read on the condition of the bungalow or condo building you’re moving to.
He works as a move coordinator, building the timeline for your sale and purchase so you don’t carry two homes, and he’s comfortable working with adult children and other family members involved in the decision. He offers a 1% Listing Commission, charged on the final sold price. His recognition includes the Chairman’s Club (2025, 2021) and Best in Ottawa Top REALTOR® seven years running. Learn more about Jason or read his reviews on Google.
Frequently Asked Questions
Popular options include bungalows in Bells Corners, Manordale, Parkwood Hills and Crystal Beach; condos along Meadowlands Drive, in Leslie Park, near Bayshore and near Baseline Station; townhouses in Centrepointe and Tanglewood; and retirement residences in Bells Corners and elsewhere in Nepean.
It depends on your finances and the market. Selling first gives certainty about your budget; buying first secures your next home but may mean carrying two properties. Many downsizers coordinate closing dates to move directly from one to the other.
The sale of your principal residence is generally exempt, but you must report it on your tax return. Different rules can apply if you have a second property or rented part of your home. Confirm with your accountant.
Not always. Condos have monthly fees that can be significant, especially in older buildings. Compare total monthly costs, including fees, property taxes, utilities and maintenance.
The Retirement Homes Regulatory Authority licenses retirement homes in Ontario and publishes each home’s licence and inspection information.
Many downsizers take several months from first planning to moving day, especially when sorting decades of belongings. Starting early reduces stress and helps your home show well.
