KÜL Real Estate

05/29/2026

05/27/2026

Warning: this home will make your current place feel awkward.
Don’t say I didn’t warn you.

05/25/2026

Weekend views, big dreams, and future homes in Ottawa. 🏡✨ Nothing beats exploring the city where your next chapter begins.⁠
⁠

05/23/2026

Before you buy a home in Ottawa, make sure you’re investing in the right location, structure, and long-term value — not just the pretty listing photos. 🏡❄️

05/23/2026

🏡 Open House This Sunday!

📍 2133 Lenester Avenue, McKellar Heights
Come see this solid 4-bed, 3.5-bath family home in one of Ottawa's most established neighbourhoods. Double-car garage, interlock driveway, wood-burning fireplace, finished basement — all in the heart of Glabar Park.

🗓 Sunday, May 25th · 2:00 – 4:00 PM
List Price: $899,900 · Estate Sale · As-Is

Questions or want a private showing? Call or text me directly.
📲 613-850-2237

05/22/2026

New listing: 3076 Richmond Road, Bayshore, Ottawa — $699,900

A straightforward development opportunity on Ottawa's Richmond Road Mainstreet Corridor.

The basics:
• 6,415 sq ft vacant lot · 101.4 ft frontage
• Confirmed MS2 zoning under By-law 2026-50
• No minimum front setback below 15 m
• Full MS2 permitted use schedule applies at grade
• All municipal services at street · No demolition required

The development program:
3–4 storey mixed-use building. Ground floor NNN commercial (~2,295 sq ft leasable) — strongest tenant fits are medical/allied health, dental, and professional office given Queensway Carleton Hospital proximity. 5–8 residential units above.

The economics (base case, modelled):
→ Build & sell developer margin: ~16.6%
→ MLI Select hold DSCR: 1.26x (75% LTV, 50-yr am)
→ Ground floor cap value @ 5.5%: ~$1.04M
→ Residual land value supportable: ~$892K

Buyers should review By-law 2026-50 s.905(10) and (11) — angular plane exemptions may apply depending on Schedule A6 designations of abutting lots.

Full investor package available at:
kulrealestate.ca/valuation/3076-richmond

Includes: pro forma (3 scenarios), MLI Select analysis, zoning summary memo, comparable sales, commercial tenant summary, DC reference, and next steps guide.

Johnny Kulwartian, REALTOR®
Royal LePage Integrity Realty
613-850-2237 · [email protected]

05/21/2026

Everyone’s sleeping on Ottawa… which is exactly why smart buyers aren’t.
Stay ahead or stay average.

05/19/2026

🏡 Just Listed — 2133 Lenester Avenue

4 bed | 3.5 bath | 2,064 sq ft | $899,900
A solid, well-maintained family home in one of Ottawa's most established neighbourhoods. Updated windows, furnace, fencing & interlock driveway — all within the last 10 years. Wood-burning fireplace, spacious principal rooms, finished basement, and a double-car garage on a 57-ft lot.

📍 McKellar Heights / Glabar Park — walk to schools, Carlingwood Mall & the Queensway.
Open House — Come See It This Week:
📅 Thursday, May 22nd · 5:00 – 7:00 PM
📅 Sunday, May 25th · 2:00 – 4:00 PM

Estate sale. Priced to move at $899,900.

DM me or call/text 613-850-2237 to book a private showing or get the full details.

05/11/2026

$1M in Ottawa… not what you think.
(And yes, it’s actually worth it.)