The Ottawa housing market in 2025 is sending mixed signals. On the one hand, the data from Wahi, a Toronto-based real estate platform, shows that in the second quarter, 95 percent of neighbourhoods saw homes sell below asking price. On the other hand, the gap between list and sold prices has been relatively modest—just $9,000 on average under list. It’s a market where buyers have room to negotiate, but sellers aren’t seeing their bottom lines collapse.
That delicate balance, according to Wahi’s July 2025 Ottawa Housing Market Report, comes down largely to inventory levels. Ottawa had double the number of active listings at this time compared to a year ago, while sales volumes slipped. More homes on the market mean more choice for buyers, which typically softens bidding, but the fact that prices remain close to list shows the market is holding steady overall.
While most areas experienced underbidding, the central neighbourhoods of Champlain Park and Lindenlea bucked the trend. They continued to command above-asking sales due to low inventory and strong demand for their walkable, amenity-rich locations. These areas continue to be magnets for families and professionals who value schools, transit, and community feel.
By contrast, rural areas such as Carp Ridge and Manotick saw the steepest underbidding. Their distance from Ottawa’s core, coupled with fewer amenities, means they appeal to buyers seeking quiet, not competition.
For homebuyers, Wahi recommends looking closely at inventory, neighbourhood desirability, past price resilience, and local demographics; indicators that often signal whether prices will hold up in cooler conditions.
Ottawa’s current market leaves buyers with some room to manoeuvre—but it’s no free-for-all. “Lowball offers aren’t likely to succeed,” Wahi noted in its summer Ottawa housing market update and instead advises buyers should focus on doing their homework. Homes that linger on the market longer, for example, may present opportunities for more flexible negotiations.
That’s where Wahi’s platform comes in. By giving buyers real-time insights into sold price history, market trends, and days on market, the app helps users approach negotiations from a position of knowledge.
Since its launch in 2022, Wahi has moved quickly from upstart to recognized industry leader. The company has already been honoured with the 2023 Canadian Business Award for Best Real Estate Innovator of the Year and was named one of the Top 25 Most Innovative Companies of 2024.
CEO Benjy Katchen, who built his career in digital banking, describes the app as a “real estate copilot” that empowers buyers to navigate the market with confidence: “Consumers today have digital services they use in their day-to-day lives—whether that’s streaming a movie, booking a ride, or planning travel. Our goal as a leading digital real estate company is to bring that same amazing digital experience to Canadians so they feel like they have a real estate copilot in the palm of their hands.”
That vision explains why Wahi continues to lean into data science, AI, and user-friendly tools to bring transparency to one of Canada’s most opaque industries. Over the past year, Wahi has steadily expanded its app to make the buying process more collaborative and transparent. Recent upgrades include:
• Property Insights: AI-powered summaries of buyer demand, price comparisons, and neighbourhood context.
• Real Days on Market: A clear look at how long a property has truly been listed, even if it was terminated and relisted.
• Sold Price Data: Access to more than 20 years of neighbourhood sales history.
• Interactive Maps: Explore surrounding schools, amenities, and comparable homes—or draw a custom search area.
• Home Value Estimates: Instant, accurate estimates on property value.
Innovations like Wahi’s AI-powered Realtor matching tool that helps buyers connect with the right agent without relying solely on word-of-mouth; The school ranking feature, developed with the Fraser Institute that allows families to map and filter searches by school district; and the lifestyle-driven geo-boundary searches that let users narrow results based on criteria like language, green space, or walkability are the reason for the rise in popularity of the homebuying app.
One standout feature that OLM reported on in April 2024 remains the co-buyer experience, designed for couples or partners house-hunting together. Since 77 percent of homebuyers purchase with a partner, this tool has proven especially valuable, and it is a feature that many Ottawa users say is a game-changer.
Perhaps Wahi’s most attention-grabbing feature is its Cashback Program, now live in Ottawa. Buyers who purchase a home through a Wahi Cashback Realtor receive up to 1 percent of the home’s purchase price back after closing. On an $800,000 home, that’s $8,000 returned—funds that can cover moving costs, furniture, or renovations.
For those buying and selling with Wahi, the incentive rises to 1.5 percent cashback. On a $1 million property, that equates to about $12,000 back in the buyer’s account.
This cashback offering evolved from Wahi’s earlier MyBuy program, piloted in Toronto, which tapped into the growing trend of first-time homebuyers purchasing homes virtually. The Cashback Program is but one of the ways Wahi aims to ease affordability pressures. Other features like instant home value estimates, price drop notifications, and quarterly neighbourhood bidding trend reports give buyers the confidence to make competitive, informed offers.
What sets Wahi apart from traditional real estate platforms is its combination of expert Realtors with digital-first tools and transparency. The company emphasizes that it’s not about replacing agents but empowering buyers and sellers with information conventional channels don’t typically offer—such as accurate listing histories and decades of sold data.
The result is a model that appeals especially to tech-savvy, younger homebuyers, who increasingly expect digital convenience, collaboration features, and cost savings. Will platforms like Wahi eventually surpass traditional agent-led sales?
The company is cautious in its outlook, noting that different buyers have different preferences. Some will always want in-person support, while others gravitate toward the flexibility and savings of a digital-first experience. What’s clear is that demand for transparency and data-driven decision-making is only growing.
For Ottawa buyers interested in exploring the platform, Wahi offers multiple entry points: a free app download (Visit the App Store or Google Play), a real estate insights newsletter, and social media updates available at @wahi.realestate.
Photo: OLM Staff
