Two-unit investment properties for first-time investors, owner-occupiers and investors adding to a portfolio across Ottawa and Eastern Ontario.
Duplexes for Sale in Ottawa
Ottawa duplexes
Buying a duplex in Ottawa
A duplex is where many investors start. Two units mean the rent from one can help carry the mortgage on the whole, whether you live in one unit or rent both. They are simpler to manage than larger buildings and can be financed with residential mortgages.
Not every duplex is a good investment. Legal status, the condition of the building, how utilities are metered, and whether the rents are at market all change the numbers. We help you look past the asking price and evaluate the property on its income.
Below are current MLS® listings. See our full multifamily real estate services, or read how to evaluate a multifamily property.
2 units
live in one, rent the other, or rent both
Residential
financing for up to four units
Income
evaluated on actual rents and costs
3%
Ottawa rental vacancy, 2025 (CMHC)
Live MLS® listings
Duplexes and multifamily for sale in Ottawa
Updated automatically from MLS®. Many plexes and small apartment buildings trade in the pre-market, so tell us what you are looking for.
Before you buy
What to check on a duplex
These details decide whether a duplex earns what it promises.
Legal status
Is the second unit legal and registered? An illegal unit can mean lost income, fines or costly upgrades.
Separate services
Separate hydro meters and heating let tenants pay their own utilities. Shared services cost you every month.
Fire separation
Fire separations, exits and smoke alarms between units, as required by the fire code.
Leases and rents
Current leases, rent levels compared with market, and the rent increase history.
Building condition
Roof, foundation, windows, electrical and plumbing, and the cost to bring them up to date.
Room to add
Whether zoning and the lot allow a third unit, such as a basement or garden suite.
Market context
Ottawa rental market today
Ottawa's rental vacancy rate rose to 3% in 2025, according to CMHC, as record rental construction added supply. Near-term rent growth is expected to be more modest, with slower population growth and federal job reductions weighing on demand (Marcus & Millichap).
For buyers, that means underwriting on today's actual rents and realistic vacancy rather than last year's rent growth. Over the long term, Ottawa's stable institutional economy continues to support rental demand.
If you plan to grow, compare a duplex with a triplex or fourplex: more units spread fixed costs and vacancy risk.
What we underwrite
- Actual rents against current market rents
- Vacancy and credit loss allowance
- Operating costs, utilities and who pays them
- Capital needs: roof, windows, electrical, plumbing
- Net operating income and cap rate
- Financing, debt service and cash flow
Explore
More Ottawa multifamily real estate
Triplexes for sale
Three units: more income, still simple to manage.
Fourplexes for sale
The largest building still financed as residential.
Sixplexes for sale
Five and six units, eligible for CMHC multi-unit financing.
Apartment buildings for sale
Seven to thirty units for growing portfolios.
Build-to-order rentals
New low-rise rental buildings delivered to investors.
How to evaluate a multifamily property
NOI, cap rates, financing and due diligence.
CMHC MLI Select guide
How the program works for five units and up.
Ottawa Duplex FAQs
Is a duplex a good first investment property?
It can be. A duplex is easier to finance and manage than a larger building, and living in one unit can make the first purchase more affordable. The numbers still have to work on actual rents and costs.
Can I live in one unit and rent the other?
Yes. Owner-occupied duplexes often qualify for better financing, and the rent from the second unit helps carry the mortgage.
How do you value a duplex?
For an investment, we look at the income it produces: rents, vacancy, operating costs and net operating income, compared with similar properties. We do not rely on price per unit, which says little about how an investment will perform.
Can I add a third unit to a duplex?
Ontario now allows up to three residential units on most serviced urban lots, but each property has its own zoning, building code and servicing limits. We help you check before you buy.
Do you help sell duplexes?
Yes. We help owners prepare an investment pro forma, evaluate value using best practices and market the property to investors and owner-occupiers.
Mitch Gauzas, REALTOR®
