OTTAWA REAL ESTATE
Pre-Construction Homes in Ottawa: Prices, Deposits and What to Check
Last updated: October 2026 · By Jason Polonski, REALTOR®, Right at Home Realty
Pre-construction homes in Ottawa are new homes you buy from a builder before they are built, usually from a floor plan and a model home, with closing anywhere from a few months to two years or more after you sign. In Ottawa, most pre-construction sales are freehold townhomes, semis and single-family homes in suburban communities such as Stittsville, Kanata, Barrhaven and Riverside South. A smaller share are condominium units in mid-rise and high-rise towers.
Buying pre-construction gets you a brand-new home, your choice of lot and finishes, and a Tarion warranty. It also means a builder’s contract, deposits paid long before you move in, and a closing date that can change. This guide covers where pre-construction homes are selling in 2026, what they cost, how deposits and protections work, and how I help buyers who are also selling a home.
Pre-Construction in Ottawa at a Glance
- What you buy: a lot and floor plan (freehold) or a unit in a planned building (condo), sold before or during construction.
- Typical wait: several months for homes already under construction, a year or more for homes not yet started.
- Deposits: paid in instalments set by the builder, plus separate deposits for upgrades.
- Freehold protection: Tarion protects deposits up to $60,000 on homes at $600,000 or less, and 10% of the price up to $100,000 above that, if you register within 45 days of signing.
- Condo protection: a 10-day cooling-off period, deposits held in trust, and Tarion deposit protection up to $20,000.
- Tax: new homes carry HST. Agreements signed between April 1, 2026 and March 31, 2027 may qualify for the enhanced rebate of the full 13% HST, up to $130,000.
What Pre-Construction Means in Ottawa
Ottawa’s pre-construction market looks different from Toronto’s. Most of the activity here is freehold: builders sell townhomes, semis, bungalows and two-storey singles in master-planned subdivisions on the edges of the city, and the model homes sit right beside the phases they are selling. Condo pre-construction exists, mainly in towers in neighbourhoods such as Westboro and near transit, but it is a smaller part of the market.
The distinction matters because the rules are different. A freehold buyer signs a builder’s Agreement of Purchase and Sale with no cooling-off period. A condo buyer gets a 10-day window to cancel, a disclosure statement about the future condo corporation, and different deposit protection. I explain both below.
Where Pre-Construction Homes Are Selling in Ottawa (2026)
These are the west- and south-end communities I get asked about most. Starting prices come from All Things Home’s development listings on the dates shown. Builders change prices, incentives and releases often, so treat these as a snapshot and ask for the current price sheet.
| Community | Builders | Listed starting prices | Listing date |
|---|---|---|---|
| EdenWylde, Stittsville | Cardel | Townhomes from $493,806 (HST rebate applied) | July 14, 2026 |
| Ironwood, Riverside South | Cardel, Glenview | Cardel townhomes from $546,902; singles from $746,018. Glenview bungalows from $796,451 | October 16, 2026 |
| Union West, Stittsville | Glenview | Townhomes from $580,522; singles from $722,115 (may be shown after HST rebates) | August 28, 2026 |
| Idylea, Stittsville | Tartan, Tamarack | Tamarack townhomes from the $665,000s; Tartan semis from $700,177 | August 24, 2026 |
| The Pond at Kanata Lakes | HN Homes, Richcraft, Urbandale | Townhomes from $686,549; singles from $859,900 | August 26, 2026 |
Sources: All Things Home listings for EdenWylde, Ironwood, Union West, Idylea and Kanata Lakes.
For every builder and community in the city, see the Ottawa new home builders directory and my overview of new homes in Ottawa.
Comparing Communities?
I’ll pull the current price sheets for the communities on your list and set them next to recent resale prices nearby, so you can see what new really costs. Call or text (613) 601-9333.
Pre-Construction vs Move-In Ready vs Resale
Pre-construction is one of three ways to buy new or nearly new in Ottawa, and the right one depends mostly on your timeline.
| Pre-construction | Move-in ready (new) | Resale | |
|---|---|---|---|
| Closing | Months to years away; can move | Weeks to a few months | Negotiated, usually 30 to 90 days |
| Choice | Lot, plan, elevation and finishes | Little or none | What exists |
| Warranty | Full Tarion coverage | Full Tarion coverage | Remaining Tarion term, if any |
| Biggest risk | Timing and value at closing | Paying for upgrades you didn’t pick | Condition and maintenance |
If you own a home now, pre-construction gives you the most time to sell, which is often its biggest advantage. If you need to move this year, a move-in-ready home or a resale usually fits better. My comparison of new build vs resale goes deeper.
How Deposits Work on a Pre-Construction Home
Builders collect deposits in instalments rather than all at once. A typical Ottawa freehold schedule asks for a payment at signing and further payments over the following weeks or months, and the total and timing vary by builder, community and price. Upgrades chosen at the design centre usually require their own deposit, often paid in full when you make your selections. Get the complete schedule in writing before you sign and make sure the money will be available on each date.
On a freehold home, Tarion protects your deposit if the builder goes bankrupt or fundamentally breaches the agreement: up to $60,000 on homes priced at $600,000 or less, and 10% of the price up to $100,000 on homes above that. Register your agreement with Tarion within 45 days of signing to qualify for the maximum coverage; registering later can mean lower protection. Money paid to hold a lot before you sign is generally not covered. See Tarion’s coverage before closing for the details.
Condo deposits work differently. Under the Condominium Act, 1998, deposits must be held in trust, and Tarion protects up to $20,000 if the builder fails to return them. Ask how any deposit above $20,000 is secured, and have your lawyer confirm it.
Selling First?
Find out what your current home is worth now, and what it may be worth when your new home closes.
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.
Your Protections: Tarion, the HCRA and the Condo Cooling-Off Period
Every builder selling new homes in Ontario must be licensed by the Home Construction Regulatory Authority. Before you visit a sales centre, look the builder up in the HCRA Ontario Builder Directory. It shows the licence status, how many homes the builder has enrolled and its warranty claims history. It isn’t a rating, but it is the most objective record you will find.
Freehold homes
There is no cooling-off period on a freehold home in Ontario. Once you sign, the agreement is binding unless it has conditions, so have a real estate lawyer review it first. If the builder misses a firm closing date without proper notice, you can claim up to $7,500 in delayed closing compensation through Tarion. After closing, the statutory warranty covers workmanship and materials for one year, water penetration, the building envelope and major systems for two years, and major structural defects for seven years. My Tarion warranty guide explains how claims work.
Condominiums
Pre-construction condo buyers have 10 days to cancel without penalty, starting once they have received the agreement and the required documents, including the disclosure statement and Ontario’s condominium buyers’ guide. The Condominium Authority of Ontario lists the six documents to review with your lawyer and explains the conditions that can let a builder cancel a project, such as failing to sell enough units or secure financing. Read the occupancy dates carefully as well: with a condo you may pay monthly occupancy fees while you live in the unit before the building is registered. CMHC’s tips for buying a new condominium has a useful checklist.
The cooling-off period is short. Use it to get your mortgage pre-approval confirmed and your lawyer’s review done, not to keep shopping.
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.
HST Rebates on Pre-Construction Homes in 2026
New homes carry 13% HST, and most Ottawa builders quote prices that already include it, with the standard new housing rebates assigned to the builder. Whether you qualify for those rebates therefore changes your final price.
In 2026, Ontario and the federal government announced an enhanced rebate of the full 13% HST, up to $130,000, on eligible new homes for agreements signed between April 1, 2026 and March 31, 2027. It isn’t limited to first-time buyers, but the home must be your primary residence or a qualifying rental. The full amount applies to homes up to $1.5 million and is reduced between $1.5 million and $1.85 million. Separately, eligible first-time buyers may qualify for the federal first-time home buyers’ GST/HST rebate.
For pre-construction buyers, the date you sign matters, not the date you close. If you are deciding between signing now and waiting for a later release, have your lawyer confirm which rebates apply to an agreement signed on each date. My GST/HST new home rebate guide explains how the rebates stack.
Financing a Home That Won’t Close for a Year or Two
A pre-approval is not a mortgage commitment, and it usually expires long before a pre-construction home closes. Talk to your lender before you sign about how long they will hold a rate for a new build, what happens if rates rise before closing, and how they will handle an appraisal that comes in below your contract price. That last risk is real: if values soften between signing and closing, the lender lends on the appraised value and you cover the difference.
Budget for closing adjustments too. Builders’ agreements can add utility connection fees, the Tarion enrolment fee, and increases in development charges or levies where the contract allows them. Ask for every possible adjustment in writing before you sign. See new build financing in Ottawa and closing costs in Ontario.
Buying Pre-Construction?
Register me as your agent before your first sales-centre visit. I’ll get the price sheet, site plan and full list of adjustments, and compare them with what similar homes nearby have sold for.
Free New Home PDI Checklist
The room-by-room checklist I use with clients at the pre-delivery inspection, so nothing gets missed before you sign the form.
Buying a New Build? Bring Your Own Agent to the Sales Office
The builder's sales team works for the builder. Jason Polonski works for you: comparing builders and lots, reviewing the agreement's dates and closing adjustments, and walking your pre-delivery inspection with a tradesperson's eye. Builders generally pay the buyer-side commission, so representation usually costs you nothing. Register Jason on your first visit.
Assignment Sales: Selling Your Contract Before Closing
An assignment is when you sell your rights under a pre-construction agreement to someone else before closing. It can be a way out if your plans change, but it is more restricted than many buyers assume.
- Builder consent. Most Ottawa builder agreements prohibit assignments or allow them only with the builder’s written consent and a fee. Some ban listing an assignment on MLS®. Read the assignment clause before you sign, not when you need it.
- Tax on the profit. Under the CRA’s residential property flipping rule, profit from assigning a right to buy a home held for less than 365 days is generally taxed as business income, not as a capital gain, unless an exemption such as a listed life event applies.
- HST. HST can apply to the assignment itself, and the rebate position of the original buyer and the assignee can differ. Get advice from an accountant or tax lawyer before agreeing to terms.
If there is any chance you will need to get out of the deal, raise it before signing. It is far easier to negotiate an assignment right up front than to ask for one later.
Risks to Weigh Before You Sign
- Delays. Builders can extend closing dates within limits set by Tarion’s rules. Plan your sale and your financing around the firm date, not the first estimate.
- Value at closing. You lock in the price today and close later. If the market dips, your appraisal and your equity can fall short.
- Changes to the site. Site plans show future roads, parks, school blocks and stormwater ponds. What is next to your lot matters as much as the lot itself.
- The real price. Lot premiums, upgrades and closing adjustments can add tens of thousands of dollars to the advertised price.
- Cancellation. Condo projects can be cancelled if conditions aren’t met. Freehold projects can be affected by approvals and servicing delays.
None of these is a reason to avoid pre-construction. They are reasons to read the agreement with your lawyer, keep a cushion in your budget, and plan your current home’s sale carefully.
Buying Pre-Construction While You Own a Home
Most of my pre-construction clients already own in Kanata, Stittsville, Barrhaven or Nepean. The long wait is useful, because it gives you time to prepare and sell well, but it also creates the main risk: selling too early and paying for a rental and a second move, or too late and carrying two homes.
My job is to help you avoid that timing mistake first, then get you the best price on the home you’re selling. In practice that means pricing your home before you sign, tracking the builder’s closing notices, choosing a listing date that lines up with the firm closing date, and setting up bridge financing in advance if the dates might overlap. My guide to selling and buying at the same time covers the options.
Why Bring Your Own REALTOR® to a Sales Centre
The people in the sales centre work for the builder. I work for you: I compare lots, plans and phases, check the agreement and adjustments with your lawyer, keep track of deposit and Tarion deadlines, and attend the pre-delivery inspection. In most Ottawa new-home sales the builder pays the buyer’s agent, and I confirm that in writing before your first visit. Many builders will only recognize an agent who is registered on your first visit, so bring me in early. See do you need a REALTOR® for new construction?
I have helped hundreds of buyers and sellers across Ottawa over more than 15 years, and I received the Chairman’s Club award in 2025 and 2021. Before real estate I worked in construction and the electrical trades and earned a technical diploma in Construction Electricity, so I read builders’ specifications and walk a new home with a tradesperson’s eye. Read more about me or see my Google reviews.
Pre-Construction Homes in Ottawa: FAQ
It means buying a new home from a builder before it is built, usually from a floor plan and model home. You sign the builder’s agreement, pay deposits in instalments, and close when construction is finished, often a year or more later.
In 2026, listed starting prices in west- and south-end communities ranged from about $494,000 for a Cardel townhome at EdenWylde to over $900,000 for singles at The Pond at Kanata Lakes. Lot premiums, upgrades and closing adjustments are extra.
Condo buyers have 10 days to cancel after receiving the agreement and required documents, including the disclosure statement. Freehold homes have no automatic cooling-off period, so have a lawyer review the agreement before you sign.
On a freehold home, Tarion protects up to $60,000 on homes at $600,000 or less and 10% of the price up to $100,000 above that, if you register within 45 days of signing. Condo deposits are held in trust, with Tarion protection up to $20,000.
Only if your agreement allows an assignment. Most Ottawa builders restrict assignments or require consent and a fee, and profits on a right held less than 365 days are generally taxed as business income.
If you sign between April 1, 2026 and March 31, 2027 and the home will be your primary residence, you may qualify for the enhanced rebate of the full 13% HST, up to $130,000. Eligibility depends on price and the signing date, so confirm with your lawyer.
You don’t need one, but the sales staff represent the builder. In most Ottawa new-home sales the builder pays the buyer’s agent, so your own representation usually costs you nothing extra if your agent is registered on your first visit.
