As a custom home builder and renovator in Ottawa for over a decade, I’ve seen countless homeowners wrestle with the same question: “What renovations will actually increase my home’s value?” With Ottawa’s real estate market staying competitive—average detached home prices hit around $800,000 in 2024—smart renovations can make a big difference when it’s time to sell. At Patterson Homes, we’ve transformed outdated bungalows into modern gems and turned cramped kitchens into showstoppers. Here’s my take on how to renovate for resale without overspending.

Focus on High-Impact Areas

Not all renovations are created equal. If you want the best return on investment (ROI), prioritize the kitchen and bathrooms. Ottawa buyers love move-in-ready homes, and these spaces are dealbreakers. A dated kitchen with chipped laminate counters can turn buyers off, while a fresh, functional one seals the deal.

For kitchens, aim for updates that feel high-end without custom-level costs. Refacing cabinets, swapping in quartz countertops, and adding a subway tile backsplash can transform the space for $20,000-$40,000, depending on size. We recently renovated a Centretown condo kitchen, keeping the layout but upgrading to stainless steel appliances and a sleek island. The condo sold for $50,000 above asking after multiple offers.

Bathrooms are just as critical. A full gut reno with new fixtures, a double vanity, and trendy tiles might cost $15,000-$25,000 but can recoup 60-70% of that at sale. If your budget’s tight, focus on re-grouting, new lighting, and a fresh coat of paint. Small changes make a big impression.

Boost Curb Appeal

Ottawa’s neighborhoods, from Orleans to Barrhaven, have distinct vibes, but one thing’s universal: curb appeal sells. Buyers decide within seconds if they like a home, so the exterior matters. Simple fixes like repainting the front door, power-washing the siding, and adding new house numbers can cost under $2,000 but create a welcoming first impression.

For bigger impact, consider replacing old windows or updating the entryway. We worked on a Kanata split-level where new black-framed windows and a modern front door added $15,000 to the sale price. Landscaping also helps—trimmed shrubs and a few planters go a long way, especially in Ottawa’s short selling season.

Energy Efficiency Pays Off



Ottawa’s winters drive up heating bills, so energy-efficient upgrades are a selling point. Buyers here know the value of a well-insulated home. Replacing drafty windows with Energy Star models or upgrading attic insulation can save hundreds annually and appeal to eco-conscious buyers. These upgrades often qualify for rebates through programs like Enbridge’s Home Efficiency Rebate, which we help clients navigate.

A recent project in Alta Vista involved adding a heat pump and sealing air leaks in a 1960s home. The owners spent $10,000 but marketed the home as “low-cost living,” which attracted young families. It sold in under a week.

Open Up the Floor Plan

Ottawa’s older homes—think 1950s bungalows or 1980s colonials—often have choppy layouts. Buyers today want open, airy spaces for entertaining and family life. Knocking down non-load-bearing walls to connect the kitchen, dining, and living areas can dramatically modernize a home. Costs vary ($5,000-$15,000), but the impact is huge.

We renovated a Westboro semi-detached home where we removed a wall between the kitchen and living room, adding a breakfast bar. The open layout made the home feel twice as big, and it sold for $100,000 over the original purchase price.

Avoid Over-Personalization

Here’s where I see homeowners trip up: overly personalized renovations. That bright red accent wall or hyper-modern light fixture might be your style, but it can alienate buyers. Stick to neutral finishes—grays, whites, and natural wood tones dominate Ottawa’s market. For example, in a recent Hunt Club reno, we swapped bold wallpaper for soft beige paint. The home sold faster because buyers could envision their own touches.

Know Your Market

Ottawa’s neighborhoods have different buyer profiles. In The Glebe, heritage charm with modern upgrades sells. In Stittsville, families want big kitchens and finished basements. Research recent sales in your area to see what’s in demand. We can help with this at Patterson Homes, analyzing comps to ensure your reno hits the mark.

Work with Pros

DIY might save money upfront, but mistakes cost more to fix. Hiring a licensed contractor like Patterson Homes ensures quality and compliance with Ottawa’s building codes. We manage permits, coordinate trades, and keep projects on time and budget. A client in Nepean tried DIY-ing a bathroom reno, hit plumbing issues, and called us to finish. We saved the project, but it cost more than starting with us would have.

Final Thoughts

Renovating for resale is about strategy. Focus on kitchens, bathrooms, curb appeal, and efficiency, and keep your choices broad-appealing. At Patterson Homes, we love helping Ottawa homeowners maximize their property’s potential. If you’re thinking about a reno, let’s chat—I’d be happy to walk through your home and share ideas.