32A Black Forest Lane
Arbeatha Park, Ottawa, Ontario K2H 5C8
- Bedrooms
- 4
- Bathrooms
- 2
- Size
- 1,400–1,599sq ft
- Per sq ft
- $273at the range’s middle
- Tax a year
- $3,0782026 tax year
- Parking
- 21 attached
- Days on market
- Members
The brief
About 32A Black Forest Lane
32A Black Forest Lane is a 4-bedroom, 2-bathroom condo townhouse in Arbeatha Park, Ottawa, listed for sale at an asking price of $409,000 (MLS® X13837274).
Tucked away at the end of a quiet CUL DE SAC, this spacious 4-bedroom END UNIT offers room to grow, a private setting, and incredible potential in a convenient Nepean location. Tucked away from the busier streets while still just minutes from Robertson Road, schools, parks, shopping, transit, and everyday amenities, this home offers the best of both worlds.Step inside and you're welcomed by a generous foyer with a convenient powder room before the home opens into the main living space. The open-concept living, dining, and kitchen area feels bright, functional, and far more spacious than the typical condo layout, with plenty of room for everyday family life and entertaining. From here, step outside to the back deck, with green space extending beside the unit thanks to its private corner position.Upstairs, you'll find four generously sized bedrooms - a rare find in this price range - along with a full bathroom. The primary bedroom also features a walk-in closet with direct access to the bathroom, creating a convenient ensuite layout. Whether you need space for a growing family, a home office, guest room, or all of the above, this layout gives you plenty of flexibility.The lower level adds even more usable living space with an open-concept recreation area, two separate storage rooms, and a dedicated laundry/mechanical room.The size, layout, and location provide an excellent foundation to make it your own. Ideal for first-time buyers, families, or anyone looking for a larger condo with space, privacy, and potential in a well-connected neighbourhood.And yes - if the bathroom can also be accessed from the hallway, "semi-ensuite" is usually the cleaner MLS wording. "Jack and Jill" is more often used when a bathroom connects two bedrooms directly.
Insights
Condition Score
Fair66/1004 condition-related facts documented
Source: Listing age, structured features and disclosed update language; not an inspection.
Cashflow Quality
Near break-even53/100−$191/mo against the cost of owning (20% down, 4.8%, 25 yrs)
Source: Median of 7 condos with 4 bedrooms for lease in Ottawa right now. Cost of owning counts the mortgage, property tax and the condo fee.
Condition uses listing-record signals, not an inspection.
The home
Key facts
- Tax
- $3,078 / 2026
- MLS® number
- X13837274
- Board
- TRREB MLS®
- Property Type
- Condo Townhouse
- Days on market
- Size
- 1400-1599 sqft
- Listed on
- Parking
- 1 Attached, 2 Parking
Property details
Property
- Property Type
- Condo Townhouse
- Style
- 2-Storey
- Community
- Arbeatha Park
- Municipality
- Ottawa
Building
- Size
- 1400-1599 sqft
- Construction
- Vinyl Siding
Inside
- Bedrooms
- 4
- Bathrooms
- 2
- Bathroom Details
- 1 × 4pc Upper, 1 × 2pc Main
- Basement Type
- Full
- Kitchens
- 1
Parking
- Garage Type
- Attached
- Garage
- 1
- Additional Parking
- 1
- Total Parking
- 2
Utilities
- Cooling
- Central Air
- Heating Type
- Forced Air
Additional
- Foundation
- Poured Concrete
- Roof
- Asphalt Shingle
- Fireplace
- No
- Den
- Yes
- Family room
- Yes
- Extras
- Fridge, Stove, Hoodfan, Microwave, Washer, Dryer
- Condo maint.
- $668
Rooms
Room details unavailable
The listing source did not provide room-level measurements or features.
Listing history
Buy/sell history for 32A Black Forest Lane, Ottawa, Ontario
Sale history on this site covers the last 2 years, the window permitted under the TRREB MLS® VOW agreement.
| Date Start | Date End | List Price | Price | Event | Listing ID |
|---|---|---|---|---|---|
| Date StartN/A | N/A | $409,000 | N/A | Pc | X13837274 |
Members see the full history. Prices are hidden from signed-out visitors.
The numbers
Mortgage Calculator
Plan with the current asking price
CMHC insurance: not required at 20% down. Payments use Canadian semi-annual compounding.
Mortgage Details
4.8% · 5-year term · 25-year amortization · 20% down
- Total down payment
- $81,800
- Total mortgage amount
- $327,200
- Total interest payment
- $232,600
- Total purchase cost
- $641,600
- Mortgage payment
- $1,866/mo
Cash Flow Analysis
If you rented this home out at 20% down
Break-even down payment
28%Monthly carrying cost
$2,791- Rent $2,600
- Shortfall $191
Rental income opens at $2,600, the median asking rent of 7 comparable homes for lease in Ottawa. Type over it with the rent you expect. This is a planning tool, not advice.
Land transfer tax on this home
- Ontario land transfer tax
- $4,655
- Total land transfer tax
- $4,655
- First-time buyer rebates (Ontario up to $4,000)
- −$4,000
- Total for first-time buyers
- $655
See how this is worked out
- 0.5% on the first $55,000
- $275
- 1.0% from $55,000 to $250,000
- $1,950
- 1.5% from $250,000 to $400,000
- $2,250
- 2.0% from $400,000 to $409,000
- $180
- Ontario total
- $4,655
An estimate at the asking price, for a home with one or two single-family residences. Your lawyer confirms the exact amount.
Estimate
Estimated value requires sign in
Market estimates use sold comparables and are available after you sign in and accept MLS® VOW terms.
The estimate is an automated value built from public and MLS® data. It is not an appraisal; ask Kassaundra Dobson, Broker of Record for a full comparative market analysis.
Comparable sales
Comparable sales require sign in
Closing prices and sold comps are available to registered visitors who accept MLS® VOW terms on this site.
The land
Land and environment
Public records about this location. Not part of the MLS® listing and not provided by the listing brokerage.
Water and conservation6
- Not in Rideau Valley Conservation Authority’s mapped regulated areaAt the address
- Not in the municipality’s mapped flood areaAt the address
- No mapped wetland within 120 m120 m
- 39 water-supply wells recorded within 250 m38 of them were drilled for domestic use. From Ontario’s well records; locations can be approximate. The records do not show how this home gets its water. Wells nearby typically go down about 17.4 m.250 m
- Groundwater recorded about 1.8 m below ground nearbyThe middle water level in the well records within 500 m (90 records). It changes with the season and from spot to spot.500 m
- Bedrock about 2.1 m down nearbyThe middle depth to bedrock in the well records within 500 m.500 m
Rideau Valley Conservation Authority · Municipal flood mapping · Province of Ontario open data
Planning and building activity1
- Outside the Greenbelt, Oak Ridges Moraine and Niagara Escarpment plan areasAt the address
Province of Ontario open data
Around the home2
- Transit stop within 400 mFrom the transit agency’s published stop map; the nearest is 110 m away. Routes and stops change; check the agency’s schedule.400 m
- A trail on the Ontario trail network within 1 km1 km
Municipal transit open data · Province of Ontario open data
Environmental records4
- No licensed pit or quarry within 2 km2 km
- No recorded oil, gas or salt well within 250 m250 m
- No facility within 1 km reports pollutant releases to Environment CanadaOnly facilities above the inventory’s reporting thresholds are listed.1 km
- No federal contaminated site within 1 kmThe federal inventory covers federal land only; it says nothing about provincial or private sites.1 km
Province of Ontario open data · Government of Canada open data
Power and internet3
- Electricity is distributed here by Hydro Ottawa LimitedAt the address
- Wired internet 50/10 Mbps or faster is listed at a household 70 m awayFixed wireless up to 25/5 Mbps. LTE mobile coverage listed. ISED’s National Broadband Data at the nearest household point (70 m from the listing); 50/10 Mbps is its top category and includes faster plans. Confirm with a provider for this address.70 m
- Across the surrounding area: fibre to the home, cable, DSL internet listedFibre to the home: Bell. Cable: Rogers. DSL: Bell. Fixed wireless: OmniTEC Wireless, PioneerWireless, Rogers, Storm Internet, Xplore. Mobile: Bell, Rogers, Telus, Vidéotron. Satellite: Xplore. ISED’s list for the surrounding ~25 km² area; check with a provider for this address.Area-wide
Ontario Energy Board · Innovation, Science and Economic Development Canada
Each record is placed at the distance its own line states. None of it is an inspection of the property. Confirm anything that matters to you with the municipality, Rideau Valley Conservation Authorityor the record’s publisher.
Contains information licensed under the Open Government Licence – Canada. Contains information licensed under the Open Government Licence – City of Ottawa. Contains information licensed under the Open Government Licence – Ontario.
The market
Condos for sale in Arbeatha Park right now
- For sale now
- 5
- Median asking price
- $409K
- New in 7 days
- 0
- Price cuts
- 40%
Middle half: $400K to $425K
3 in 28 days
2 listings
This home is asking at the median.
See all homes in Arbeatha ParkAsking prices and counts of the MLS® listings on this site as of today. Asking figures only, never sold or leased prices.
Market area · filters apply to the charts below
The street
Map and tour
Transit nearby
| Station | Lines | Distance |
|---|---|---|
| Moodie | OC Transpo bus rapid transit: Transitway | 3.1 km |
| Bayshore | OC Transpo bus rapid transit: Transitway | 3.8 km |
| Eagleson | OC Transpo bus rapid transit: Transitway | 4.5 km |
| Teron | OC Transpo bus rapid transit: Transitway | 4.9 km |
The nearest subway, light rail, train, bus rapid transit stations 5 km, as the crow flies. Source: OC Transpo schedule data (GTFS) from the City of Ottawa under the Open Government Licence – City of Ottawa, downloaded October 18, 2026. Contains information licensed under the Open Government Licence – City of Ottawa.
Schools nearby
| Elementary | Type | Distance | EQAO average 2024–25 |
|---|---|---|---|
| Our Lady of Peace Elementary SchoolOttawa Catholic School Board | Catholic · grades JK–6 · French Immersion | 800 m | 69%Grade 6 average |
| Bells Corners Public SchoolOttawa-Carleton DSB | Public · grades JK–6 · French Immersion | 1.2 km | 64%Grade 6 average |
| W.O. Mitchell Elementary SchoolOttawa-Carleton DSB | Public · grades JK–8 · French Immersion | 2.9 km | 87%Grade 6 average |
| École élémentaire catholique Elisabeth-BruyèreConseil des écoles catholiques du Centre-Est | French-language Catholic · grades JK–6 | 3.4 km | 77%Grade 6 average |
| Secondary | Type | Distance | Grade 9 math 2024–25 |
|---|---|---|---|
| École secondaire catholique Franco-OuestConseil des écoles catholiques du Centre-Est | French-language Catholic · grades 9–12 | 450 m | 60%Grade 9 math |
| Bell High SchoolOttawa-Carleton DSB | Public · grades 9–12 · French Immersion | 2 km | 44%Grade 9 math |
| St Paul High SchoolOttawa Catholic School Board | Catholic · grades 9–12 · French Immersion | 4.1 km | 52%Grade 9 math |
| Sir Robert Borden High SchoolOttawa-Carleton DSB | Public · grades 9–12 · French Immersion | 4.2 km | 61%Grade 9 math |
EQAO: share of students at or above the provincial standard, 2024–25 (Ontario open data). These are the schools nearest this home, not the schools it is assigned to: boundaries change, and some schools take students by application. Confirm with the board before you buy. Contains information licensed under the Open Government Licence – Ontario.
The verdict
Similar Active Listings
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Sold prices in Arbeatha Park are shown to signed-in members.