OTTAWA REAL ESTATE
Ottawa Luxury Homes REALTOR® & Real Estate Agent
Jason Polonski is an Ottawa luxury homes REALTOR® and real estate agent with Right at Home Realty who represents buyers and sellers of high-value homes across the city, backed by more than 15 years of Ottawa experience and a construction and electrical trades background.
Luxury in Ottawa is less about a single price line and more about the size of the buyer pool. When only a handful of people can realistically buy your home in a given season, every decision matters more: the list price, the timing, who sees the home first and how the offer is negotiated. That is the work Jason does for luxury clients.
What an Ottawa Luxury Real Estate Agent Actually Does
A luxury agent’s job is to manage a thin market. Standard listings sell on volume: lots of showings, lots of buyers, competing offers. High-value homes rarely work that way. There may be only a few serious buyers at any one time, and many of them are relocating, working with a lawyer or advisor, or buying through a corporation or trust.
That changes the job. Pricing has to rest on a small set of genuinely comparable sales rather than broad averages. Marketing has to reach the right buyers rather than the most buyers. Negotiation often involves longer conditions, unusual closing dates and more parties at the table.
Jason handles both sides. He lists luxury homes for sellers and represents buyers searching for one, which gives him a current read on what high-end buyers are asking for and what they are walking away from.
Ottawa’s Luxury Neighbourhoods
Ottawa’s high-end market is spread across very different settings, and each one behaves differently.
Rockcliffe Park
Rockcliffe Park is Ottawa’s best-known luxury enclave: large lots, mature trees and embassy residences minutes from downtown. It is a National Historic Site of Canada and a Heritage Conservation District, so exterior changes go through the City’s heritage review. Buyers need to understand those rules before they plan a renovation. See Jason’s Rockcliffe Park REALTOR® page for more.
The Glebe and the Canal Corridor
The Glebe’s century homes sit close to the Rideau Canal UNESCO World Heritage Site and Lansdowne. Here, luxury usually means a fully renovated brick home on a sought-after street, and the condition of the renovation drives value as much as the address. More on the The Glebe market.
Westboro and Island Park
Westboro combines character homes, high-end infill and luxury condos near the Ottawa River. Infill quality varies widely, which makes a close look at construction especially important. See Westboro for local detail.
Kanata Lakes, Manotick and Dunrobin
West and south of the core, luxury looks different: executive homes on golf-course streets in Kanata Lakes, Rideau River properties in Manotick, and Ottawa River waterfront and acreage in Dunrobin. Rural and waterfront homes bring well, septic, shoreline and flood-plain questions; in Manotick the Rideau Valley Conservation Authority regulates much of the riverfront.
Selling a Luxury Home in Ottawa
Pricing a home with few true comparables
The biggest risk when selling a high-value home is overpricing it, then watching it sit while buyers assume something is wrong. With so few sales to compare against, Jason builds the price from the closest genuine comparables, adjusted for lot, finish level, systems and location, rather than from neighbourhood averages. His home valuation guide explains the method, and recent Ottawa sales show how the market is moving.
Marketing to the right buyers
Luxury buyers judge a home online long before they book a showing. Professional photography, video, floor plans and a clear description of what has been updated are the baseline. Some sellers also want discretion: limited open houses, qualified-buyer-only showings, or a quieter launch. Those choices have trade-offs, and Jason walks through them before the listing goes live.
Commission on a high-value home
On a luxury sale, commission is a large number. Jason offers a 1% Listing Commission, charged on the final sold price, with the buyer-side commission handled separately. For many sellers in this price range, that difference is significant.
Sell Your Ottawa Home for Just 1% Listing Commission
Why pay 2.5% listing commission to sell your home when you don't have to? Jason Polonski lists Ottawa homes for a simple 1% listing commission. Full MLS® and REALTOR.ca exposure, professional photography, powerful online marketing, expert pricing, and a skilled negotiator fighting for every dollar of your sale price. Top-tier service — you just keep thousands more when your home sells. Smart sellers are already making the switch. Your home deserves the best, and your wallet deserves a break.
Preparing a Luxury Home for Sale
At the high end, buyers expect a home to feel finished. Small problems that a first-time buyer might overlook, such as a dated panel, a tired roof or a basement with a musty smell, can become reasons to discount an offer heavily or walk away.
Jason often recommends a pre-listing inspection on older or heavily renovated luxury homes. Knowing about an issue before you list lets you fix it, price for it or disclose it on your own terms, rather than learning about it mid-negotiation. For older properties, his guide to selling an older home in Ottawa covers the systems buyers ask about most.
Presentation matters just as much. Luxury buyers are paying for space, light and flow, so staging focuses on showing scale rather than filling rooms. Gardens, lighting and outdoor living areas deserve the same attention as the kitchen, especially for spring and summer launches.
Gather the paperwork early: permits for past renovations, warranties on major systems, survey, utility history and any heritage approvals. Serious buyers and their lawyers will ask, and a complete package signals a well-cared-for home. Jason’s approach to marketing your home explains how that preparation feeds into the launch.
Get Cash Back When You Buy a Home in Ottawa
Can you get cash back when buying a home in Ottawa? Yes. Jason Polonski, a Chairman's Club REALTOR® serving Ottawa and Kanata, shares part of his commission with buyers — up to $3,000 cash back at closing.* You still get full-service, award-winning representation: expert pricing, sharp negotiation, and hands-on guidance from first showing to keys in hand. No cut corners and no rebate-only shortcuts — just real money back in your pocket when you buy your Ottawa or Kanata home.
Buying a Luxury Home in Ottawa
Access and discretion
Some high-end homes trade quietly, through agent networks or before a public launch. Being connected to those conversations matters, and so does moving quickly and cleanly when the right home appears.
Looking past the finishes
Expensive finishes can hide expensive problems. Jason’s background in construction and electrical work means he looks at what most buyers miss: the age and capacity of the electrical service, the condition of the roof and windows, how an addition was tied into the original house, and whether a renovation appears to have been done with permits. Work on electrical systems in Ontario is regulated by the Electrical Safety Authority, which is worth checking for any recent upgrades. None of this replaces a professional home inspection, but it helps buyers decide which homes are worth pursuing.
Costs and rules to plan for
Closing costs rise with price. Ontario’s land transfer tax steps up on the portion of the price above $2 million for one- and two-family homes, and Ottawa buyers do not pay a separate municipal land transfer tax. Buyers who are not Canadian citizens or permanent residents should check the Non-Resident Speculation Tax and current federal rules on foreign buyers before making an offer. Property tax is based on MPAC assessments, which can be high on large lots. These rules change, so confirm them with your lawyer and accountant before you buy.
High-value purchases also carry stricter identity and source-of-funds checks under federal anti-money-laundering rules, so having documents ready keeps a deal on schedule. The Financial Consumer Agency of Canada is a good neutral source on mortgage options at higher loan amounts.
Moving Up or Downsizing at the Luxury Level
Many of Jason’s luxury clients are selling one significant home and buying another at the same time. That is where the biggest mistakes happen: buying before the sale is secure and carrying two properties, or selling first and being forced into a rushed purchase.
His job is to help you avoid a timing mistake first, then optimize price second. That might mean a conditional offer on your purchase, a longer closing on your sale, or bridge financing arranged with your lender before you commit. The right answer depends on your equity, your lender and how quickly each home is likely to sell.
Downsizers face a different trade-off. Moving from a large family home to a luxury condo or a smaller freehold often frees up equity, but condo buyers need to review the status certificate, reserve fund and any planned special assessments with their lawyer before firming up. Buyers working with Jason may also qualify for cash back of up to $3,000 on a qualifying purchase.
Negotiating at the High End
Luxury offers are rarely just about price. Closing dates, included furnishings and fixtures, inspection timelines, financing conditions and deposit size all carry real value, and both sides usually have room to trade one for another.
Multiple-offer situations are less common at this level, so negotiation tends to be one-on-one and can take several rounds. Jason prepares sellers for the likely objections before an offer arrives and helps buyers decide where to hold firm and where to give ground. His guide to reviewing and negotiating offers covers the details.
For buyers, the goal is a clean, well-supported offer: confirmed financing, a sensible inspection window and a deposit that shows commitment. For sellers, it is understanding the full value of each offer, not just the headline number.
How Jason Works With Luxury Clients
- Discovery first. A conversation about timing, goals and what you are buying or selling next, before any price is discussed.
- A written plan. Pricing, marketing, timing and, for move-up clients, how the purchase and sale fit together.
- Hands-on assessment. A close look at the home’s condition and systems, using Jason’s trades background.
- Negotiation. Clear advice on conditions, deposits and closing dates, which are often more complex at this level.
- Coordination to closing. Working with your lawyer, lender and inspectors so nothing stalls.
Jason is a registered Ontario REALTOR®, licensed through RECO, and a member of the Ottawa Real Estate Board.
Jason Polonski at a Glance: What Ottawa Luxury Clients Get
At the high end, small decisions on pricing, marketing and negotiation have large consequences. Jason brings careful analysis and a builder’s eye to every luxury home.
- Experience: more than 15 years in Ottawa real estate and hundreds of buyers and sellers helped.
- Recognition: named a Best in Ottawa Top REALTOR® seven years running, Top Choice REALTOR® for Kanata, Stittsville and Ottawa (2026), and Chairman’s Club (2025, 2021).
- Trades knowledge: a technical diploma in construction electricity and hands-on construction experience, used to assess a home’s condition before you list or make an offer.
- Business training: a Bachelor of Commerce from Concordia University with a double major in Marketing and Finance.
- For sellers: a 1% Listing Commission, charged on the final sold price, with the buyer-side commission handled separately.
- For buyers: cash back of up to $3,000 at closing on qualifying purchases.
- Accountability: a registered REALTOR® with RECO, with verified client reviews on Google.
- Availability: seven days a week. Call or text (613) 601-9333.
About Jason Polonski, Ottawa Luxury Homes REALTOR®
Jason Polonski has helped hundreds of buyers and sellers across Ottawa over more than 15 years, from first homes to the city’s most distinctive properties. He holds a Bachelor of Commerce from Concordia University with a double major in Marketing and Finance, and a technical diploma in construction electricity, a combination that shapes how he prices, markets and assesses high-value homes. His recognition includes the Chairman’s Club (2025, 2021), Director’s Club (2023–2024), President’s Club (2022) and seven consecutive years as a Best in Ottawa Top REALTOR®. Read more about Jason or see his client reviews on Google. Call or text (613) 601-9333 to talk about your plans.
Ottawa Luxury Real Estate Agent FAQs
A luxury agent brings specialized market knowledge, a network that reaches high-net-worth buyers and off-market properties, and the discretion that high-value transactions require. The buyer pool is smaller and more selective, so pricing, marketing, and negotiation all demand a more tailored approach than a standard sale. Jason pairs that expertise with a construction and trades background that lets him assess a premium property’s true quality, not just its presentation.
Yes, Jason works with both buyers and sellers across Ottawa’s high-end market. For buyers, that means access to private and off-market listings and an honest read on value; for sellers, it means accurate pricing, targeted marketing, and confidential handling of the sale. In every case, the priority is protecting the client’s interests and privacy throughout the transaction.
Many luxury transactions happen quietly, away from public portals, through relationships built over years in the market. A well-connected agent often hears about properties, price adjustments, and motivated sellers before they are listed publicly, and can arrange private, appointment-only viewings. That early access is one of the clearest advantages of working with an established local luxury agent.
Luxury purchases involve a smaller pool of unique properties, more complex contracts, and often confidential negotiations, so comparables are scarcer, and judgment matters more. Financing can also differ from a standard mortgage, and waterfront or estate homes add considerations like shoreline, servicing, and privacy. An experienced luxury agent guides a buyer through these details and coordinates the professionals a high-value purchase requires.
Jason works across Ottawa’s most prestigious communities, including Rockcliffe Park, Manotick, Westboro, and The Glebe, along with waterfront and estate properties in the west end and surrounding areas. Each of these markets has its own character and pricing logic, which is why local, neighbourhood-level knowledge is central to luxury representation. He tailors the search or sale strategy to the specific community involved.
Financing a luxury home can differ from a standard mortgage, particularly for higher loan amounts and unique properties, so it often calls for lenders experienced in high-value transactions. Jason connects buyers with mortgage professionals who specialize in this segment and encourages arranging financing early so the financial side keeps pace with the search. Watching interest rate movements also helps a buyer time a purchase well.
