OTTAWA COMMUNITIES
Richmond, Ottawa: Living in Richmond Village
By Jason Polonski, REALTOR® with Right at Home Realty · Updated November 2026
Richmond is one of the oldest communities in Ottawa and, right now, one of its fastest-changing. The historic village on the Jock River has a main street, a high school and a strong sense of place, and over the past decade it has added hundreds of new homes on its northern and western edges. For buyers who want a small-town setting with new construction, a reasonable drive to Kanata, Barrhaven and Stittsville, and prices that often compare well with the suburbs, Richmond deserves a close look.
This guide covers what it is like to live in Richmond, Ottawa: the types of homes, the newer subdivisions, schools, water and sewer servicing, the commute and what to check before you buy.
Where Is Richmond, Ottawa?
Richmond sits in Ottawa’s rural southwest, south of Stittsville and west of Barrhaven, with Highway 416 a short drive to the east. It is part of the City of Ottawa, so you pay City of Ottawa property taxes and are served by Ottawa’s school boards and services, but it feels like a separate village.
The village dates to 1818, when it was laid out as a military settlement for soldiers who had served in the War of 1812. Richmond Road, which still runs into the city’s west end, was built that same year to connect the settlement with the Ottawa River at what was then Bytown. The original grid sits on the north bank of the Jock River, and Perth Street remains the main commercial street. Richmond became part of Goulbourn Township in 1974 and was amalgamated into the City of Ottawa in 2001.
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Homes and Neighbourhoods in Richmond
Richmond’s housing falls into three broad groups:
- The historic village core. Older homes, some dating to the 1800s, on the streets around Perth Street and close to the Jock River. Lots are often generous, and character varies from street to street.
- Established subdivisions. Neighbourhoods built from the 1970s onward, including Kings Park, with bungalows, side-splits and two-storey homes on mature lots.
- New communities. Fox Run, by Caivan with Metric Homes, and Richmond Meadows, by Mattamy Homes, have added detached homes, bungalows and townhomes on the village’s north and west sides. These communities include new parks and trails, and Fox Run is built around a large stormwater pond.
Outside the village boundary, the surrounding countryside has rural properties on larger lots, hobby farms and estate homes. Those come with their own checklist, covered below.
To see what is on the market now, browse Ottawa real estate listings, and for a sense of what a specific home might sell for, start with what’s my home worth.
Buying New Construction in Richmond
Much of Richmond’s recent growth is new construction, which brings advantages and a few things to manage. A new home comes with Ontario’s statutory warranty, administered by Tarion, and builders must be licensed by the Home Construction Regulatory Authority. Check both before you sign.
When comparing builders and phases, look at lot size and orientation, what is included versus an upgrade, the deposit schedule, how closing costs and development charges are handled in the agreement, and the expected occupancy date. On a resale home in a newer phase, ask how much warranty coverage remains and whether outstanding items were reported to the builder.
A REALTOR® can represent you on a new-build purchase in the same way as on a resale, and it usually costs you nothing extra. The guide to buying new construction in Ottawa walks through the process step by step, and Ottawa’s home builders are compared by tier.
Water, Sewer and Servicing in Richmond
Servicing is one of the most important things to check in Richmond, because it is not the same across the village. Much of Richmond is on municipal sanitary sewer, but drinking water comes from different sources depending on the street:
- Some neighbourhoods, including Kings Park, are on communal municipal well systems owned and operated by the City of Ottawa. Mississippi-Rideau Source Protection explains where that water comes from and how it is protected.
- Newer areas have been built with municipal water servicing from the village’s newer well system.
- Many older homes in the village, and all rural properties outside it, rely on private wells.
Before you make an offer, confirm exactly how the home is serviced. If it is on a private well, make your offer conditional on water testing; Ottawa Public Health offers free bacterial testing, and a private lab can test for minerals and other chemistry. Rural homes outside the village will usually also have a septic system, which should be inspected.
Homes close to the Jock River may be near mapped flood plain. The Rideau Valley Conservation Authority regulates development along the river and can tell you whether a property is affected.
Schools in Richmond
Richmond is unusual for a village in having schools from kindergarten through Grade 12 in or near town:
- Richmond Public School (Ottawa-Carleton District School Board): JK to Grade 5, with English and Middle French Immersion programs. Many students then attend Goulbourn Middle School before returning to Richmond for high school.
- South Carleton High School (OCDSB): the public high school for a large part of Ottawa’s rural south and west, located in Richmond.
- St. Philip Catholic School (Ottawa Catholic School Board): Catholic elementary school in the village.
Boundaries can change as new subdivisions fill in, so always confirm the designated school for a specific address with the OCDSB or the OCSB before you buy. French-language boards also serve the area, typically with schools farther away.
Parks, Trails and Things to Do
Richmond’s setting is its biggest draw. The Jock River runs through the village, and the Rideau Trail, a long-distance hiking trail between Kingston and Ottawa, passes through it. The newer subdivisions have added parks, pathways and stormwater ponds with walking loops, and the surrounding farmland makes for quiet cycling roads.
Village life centres on Perth Street, with local shops, restaurants and services. Richmond hosts community events through the year, and the arena, fairgrounds and sports fields keep minor hockey, baseball and soccer busy. For bigger shopping trips, Barrhaven, Kanata and Stittsville are each a short drive away.
Commuting From Richmond
Most Richmond residents drive. Highway 416 is close by to the east, and Eagleson Road and Richmond Road lead north toward Kanata and Stittsville. Drive times to central Ottawa vary a lot with traffic and time of day, so test your own commute at rush hour before you commit.
Richmond is outside the O-Train network. OC Transpo service to rural villages is limited compared with the suburbs, so check current routes and schedules if transit matters to you. Many commuters drive to a park-and-ride in Barrhaven or Kanata and transfer there.
Is Richmond a Good Place to Live?
Richmond suits buyers who want space and a village feel without moving far from the city. It tends to appeal to young families looking at new construction, move-up buyers who want a larger lot, and downsizers who like a walkable main street.
The trade-offs are the commute, more limited transit, and the need to check servicing property by property. Growth has also brought construction traffic and changing streetscapes on the edges of the village, which some long-time residents notice more than newcomers do.
If you are weighing Richmond against nearby communities, compare it with Stittsville to the north and Manotick to the southeast, both of which offer a similar mix of village character and newer homes at different price points.
What to Check Before Buying in Richmond
A short checklist for any Richmond purchase, whether village, subdivision or rural:
- Servicing: municipal sewer or septic, and which water source the home uses. Get it in writing in the listing details or from the seller.
- Age of the home and its systems: in the older village core, look at the electrical panel and wiring, foundation, roof and windows. In newer phases, look at grading, drainage and any outstanding warranty items.
- Lot and setting: proximity to the Jock River and flood plain mapping, future construction phases nearby, and whether the lot backs onto a pond, path or road.
- Commute: drive your route at rush hour.
- School designation: confirm with the board for the exact address.
None of these are reasons to avoid Richmond. They are simply the things that separate a good purchase from an expensive surprise in a village that combines 200-year-old streets with brand-new subdivisions.
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Selling a Home in Richmond
If you are selling a resale home in Richmond, your competition is not only other resale listings but also builders selling new homes a few streets away. Buyers will compare your price, finishes and lot with what a builder is offering, along with the builder’s warranty and the option to choose their own upgrades.
The way to compete is to lean into what new construction cannot offer: an established lot, mature trees, a finished basement, landscaping, no construction dust and a closing date that does not depend on a building schedule. Price against recent resale sales of comparable homes, and present the home so its advantages are obvious. Have your servicing details, permits and any well or septic records ready, because informed buyers will ask for them. The guide to selling your house in Ottawa covers the full process.
Buying or Selling in Richmond With Jason Polonski
Jason Polonski is a REALTOR® with Right at Home Realty and has worked in Ottawa real estate for more than 15 years, with a focus on the city’s west and southwest. Before real estate he worked in construction and the electrical trades and holds a technical diploma in construction electricity, so he looks closely at the things that matter in a village like Richmond: how a home is serviced, the age and condition of its systems, and whether a new build was finished to standard. He holds a Bachelor of Commerce from Concordia University with a double major in Marketing and Finance, which he uses to price homes and negotiate offers. Sellers can list with a 1% listing commission, and buyers can receive up to $3,000 cash back at closing. Call or text (613) 601-9333 to talk about buying or selling in Richmond.
Richmond, Ottawa: FAQs
Yes. Richmond has been part of the City of Ottawa since amalgamation in 2001. Residents pay City of Ottawa property taxes and are served by Ottawa’s school boards and city services, although the village keeps its own distinct character.
The largest recent developments are Fox Run, built by Caivan with Metric Homes, and Richmond Meadows by Mattamy Homes. Both include detached homes, bungalows and townhomes, along with new parks and pathways.
It depends on the street. Much of the village is on municipal sewer, but water comes from communal municipal wells in some neighbourhoods, newer municipal servicing in others, and private wells in many older homes and all rural properties. Confirm servicing for the specific home before you buy.
Richmond Public School (JK to Grade 5), St. Philip Catholic School and South Carleton High School are all in the village. Many students attend Goulbourn Middle School for the middle grades. Always confirm the designated school for an address with the school board.
It varies widely with traffic and time of day. Most residents drive, using Highway 416 or roads north through Kanata and Stittsville. Test the drive at rush hour before you buy.
Most of Richmond is not, but some properties near the Jock River are close to mapped flood plain. The Rideau Valley Conservation Authority can confirm whether a specific property is regulated.
