Downsizing to a Bungalow in Ottawa
Choosing the right home and planning the whole move.
You may still love your home. You may simply be ready for fewer stairs, less upkeep and more time for the things you enjoy.
A bungalow can be a good next step. The important question is whether the particular home makes everyday life easier—and whether the sale, purchase and ongoing costs work for you.
You can start exploring that without committing to a move.
By Chris Nash, Sales Representative, Royal LePage Team Realty, Brokerage. Updated October 13, 2026.
1. Start with what you want life to feel like
Before choosing a neighbourhood or setting a price limit, write down what you want to change. Is it the stairs? The yard? The cost of maintaining rooms you barely use? Or would you like to be closer to family?
Then list what you want to keep. A garden, a garage, a guest bedroom or a dining table big enough for Sunday dinner may matter more than having the smallest home.
Must have: the things that would make the move worthwhile.
Would be nice: features you can trade for the right location or price.
Want to avoid: the work, expense or daily inconvenience you are trying to leave behind.
If you are staying in Ottawa, we can compare homes near your existing routines with options in Kanata, Stittsville, Barrhaven, Orléans, Richmond or Carleton Place. There is no single best area for everyone. Test the drive to family, groceries, appointments and favourite activities from the actual address.
A larger lot farther out may be lovely. It may also bring more driving, snow clearing or private well and septic responsibilities. Less house does not always mean less work.
Explore Ottawa-area communities
2. Check whether the bungalow really offers main-floor living
The listing label is a starting point. Walk the route you would use with groceries, laundry and overnight guests.
A conventional bungalow
The principal living space is on one level. Still check the entry steps, where the laundry is, whether there is a full bathroom on that floor and how much you would rely on the basement.
A raised bungalow
The entrance often leads to stairs up to the main living level and down to the lower level. That can be a useful layout, but it may not solve the stair problem you are moving to address.
A bungaloft
A partial upper floor can provide space for visitors or hobbies. Make sure your bedroom, full bathroom and everyday living needs work downstairs. You should not have to use the loft for an essential daily task.
A bungalow townhome
This can offer a smaller footprint and fewer exterior chores, depending on ownership and the documents. Confirm whether it is freehold, a condominium or subject to shared maintenance arrangements. The appearance alone does not tell you what you own or pay for.
My first question at a showing: could you comfortably live here for a week without going downstairs?
3. Compare the upkeep you will actually have
Detached bungalow
Worth considering if you want a private yard, your own garage and more control over the property. Budget for roof and equipment replacements, exterior maintenance, lawn care and snow removal—even if you plan to hire someone.
Condo bungalow or townhome
Worth considering if you like a house-style layout but want some responsibilities shared. Check exactly what the fee includes and who maintains the roof, windows, driveway, garden and snow. Coverage varies by corporation.
Condo apartment
Worth comparing if travel, convenience or less exterior work matters most. Look beyond the unit: elevator access, parking, storage, noise, visitor arrangements, rules and the corporation’s finances all affect daily life.
For a condominium, have your lawyer review the status certificate and governing documents. Fees can change and special assessments may arise. A low fee, on its own, does not establish good value.
Find the condo decision guides in the Buyer Resource Centre
4. Work out what you would keep after the move
Start with an honest sale range for your current home and actual examples of homes you might buy. A smaller bungalow can cost as much as—or more than—the larger home you are selling, especially when location, condition and layout differ.
We should compare both a cautious sale scenario and your likely purchase range. That helps you see what changes if the sale brings less than hoped or the right bungalow costs a little more.
The planning calculation
Estimated sale price.
Less your mortgage and other secured debt payouts.
Less agreed selling expenses, applicable tax on services, legal costs, adjustments and any mortgage penalty or discharge costs.
Less the amount you put toward the next home.
Less purchase closing costs, moving, storage and any immediate work.
The amount left is your estimated cash after the move. Then decide how much you want to protect as a reserve.
A simple example
Illustration only—not an Ottawa valuation or a fee quote. Suppose a mortgage-free home sells for $900,000. Allow $45,000 for selling costs and preparation. You buy a bungalow for $700,000 and allow another $30,000 for purchase costs, moving and immediate work.
That leaves $125,000. If you set aside $40,000 as a reserve, the remaining amount is $85,000. Any mortgage payout would reduce these figures. Actual costs and the financing structure need their own calculation.
Also compare monthly property tax, insurance, utilities, condo or shared fees, paid maintenance and any new mortgage payment. Smaller square footage does not guarantee lower monthly spending.
5. Decide how the sale and purchase fit together
Sell first
You gain a clearer purchase budget. The trade-off is finding a suitable next home within your closing window. Plan for temporary accommodation and storage if the search takes longer.
Buy first
You secure the next home before selling. The trade-off is carrying costs and uncertainty about your sale. Have your lender confirm what you can support before making that commitment.
Coordinate both
We can work toward compatible closing dates and appropriate conditions. The plan still needs room for delays, lender requirements and moving logistics.
Do not leave the deposit until the last minute. Money tied up in your current home may not be available when an offer’s deposit is due. Ask your lender how the deposit and purchase funds will be available, and whether any bridge financing is approved for your situation. Your lawyer should also help plan the movement of funds between closings.
Read the selling-and-buying timing guide
6. Prepare the family home in manageable stages
You do not need to empty the house or renovate every room before we talk. First, find out which repairs or improvements would help buyers understand the home—and which are unlikely to justify the time and money.
Begin with one room: separate what you will keep, give to family, donate, sell or dispose of.
Measure the next-home essentials: your favourite furniture and storage needs should inform the search.
Make a short preparation list: maintenance, cleaning, presentation and photos in a sensible order.
Allow time for help: movers, trades and donation arrangements are easier to coordinate before the deadline is close.
If family members are helping, agree on who handles each task and what decisions stay with you. A move after many years can take time. The plan should make room for that.
Explore the Seller Resource Centre
7. Take this bungalow checklist to a showing
Save this section or print the page. For each item, note works / needs checking / does not work. An attractive finish should not distract from a layout or upkeep problem.
Entry: steps, thresholds, handrails and the route from garage or parking.
Daily living: main-floor bedroom, full bathroom, kitchen and laundry.
Bathroom: shower entry, turning space and room for future changes.
Movement: doorways, hallways and space around furniture; measure for your actual needs.
Basement: what must be stored or done downstairs, and whether that works for you.
Visitors: guest space, bathroom access and privacy.
Storage: usable closets, garage space and seasonal belongings.
Winter: driveway slope, walkway, snow storage, lighting and likely ice trouble spots.
Condition: roof, windows, heating and cooling, moisture concerns and upcoming replacements to investigate with an inspector.
Outdoor work: garden, lawn, fences, deck and any pool; who will maintain them?
Location: the actual trip to family, shops and appointments—not just the map distance.
Ownership and costs: fees, shared obligations, rules and documents still to review.
Before leaving: what would need to change, what might it cost, and who will verify it? Put unanswered questions in writing before deciding.
Questions you may be weighing
Will downsizing free up money?
It can, but the answer depends on both properties, debt, transaction costs and ongoing expenses. Compare the complete move before choosing a purchase budget.
Should I only look at bungalows?
Start with what you need the home to do. A condo or another layout with the right main-floor accommodation may deserve a comparison. A bungalow with basement laundry and a difficult entrance may offer less convenience than expected.
What if nothing suitable is available?
We can revisit area, layout, condition and timing separately. Keep the features that make the move worthwhile. It is reasonable to wait or explore adaptations to your current home if the alternatives do not improve daily life.
Can I start a year or two ahead?
Yes. An early conversation can give you a realistic value range, examples of suitable homes and a preparation list you can work through gradually.
Let’s compare both sides of your move
Tell me where you live now, what you would like to make easier and the areas you are considering. We can compare what your current home could sell for with what a suitable bungalow would cost.
You do not need a firm moving date to get started.
Ask Chris for a downsizing comparison
Or call 613-869-6274 or email chris@ottrealty.ca.
Useful official reading
Condominium Authority of Ontario: buying a resale condo
CAO: understanding the declaration and maintenance responsibilities
Financial Consumer Agency of Canada: mortgage discharge
