Ottawa Can Find $419 Million.
It Just Doesn't Find It For You.
Council spent three years finding the political will, financing structure, and staff time to push Lansdowne 2.0 to a final vote. The city's own auditor says fixing the housing waitlist costs about the same — and it isn't getting a fraction of the urgency.
On November 7, 2025, Ottawa city council closed the book on Lansdowne 2.0 — a $418.8 million redevelopment of TD Place with a new event centre, new north-side stands, and two residential towers on public parkland. It took three formal council votes since 2022, a full design and procurement cycle, an auditor general review, and years of committee hearings to get there. Mayor Mark Sutcliffe called it a "great opportunity for the city."
Meanwhile, roughly 10,000 households sit on Ottawa's centralized waiting list for social housing, some waiting the better part of a decade for a unit. The city's own affordable housing target — 5,000 new units by 2030 — is running at about a tenth of the pace needed to hit it. This isn't a story about whether Lansdowne 2.0 was worth building. It's a story about where a city's execution capacity goes when it decides something is a priority — and where it doesn't.
01 Two Price Tags, One City
Put the final numbers next to each other and the comparison is almost exact. Lansdowne 2.0's approved capital cost is within striking distance of what the city's auditor general says is needed to actually hit Ottawa's affordable housing target.
Figure 1 — What it would take to close the gap
Sources: City of Ottawa Auditor General estimate ($188.4M city investment + $376.7M in required federal/provincial funding); Lansdowne 2.0 final approved cost, Heritage Ottawa / CBC News, Nov. 2025.
Lansdowne 2.0's own cost history is instructive here too. The project was approved at $419 million in November 2023. By mid-2024, the city's auditor general found construction costs were understated by more than $74 million, pushing the realistic figure to roughly $493 million. The number moved by nearly 18% after council had already voted — and council kept going anyway.
02 The Debt Service Comparison
Annual debt servicing on Lansdowne 2.0 was pegged at $16.4 million a year when council approved it in 2023. By the time staff issued their October 2025 pre-vote memo, that figure had climbed to $17.4 million a year — and outside analysis using the auditor general's higher construction estimate puts the real annual carrying cost closer to $20–22 million once financing on the full $493 million is included.
Figure 2 — One project's yearly debt payment vs. the city's entire housing-access budget line
Sources: City of Ottawa Infrastructure & Water Services memo, Oct. 20, 2025; City of Ottawa 2024 Budget (housing access & retention envelope, $33.5M); the613.substack.com debt-servicing analysis.
The city is servicing more debt on one recreation and condo project than it commits, in total, to keeping people housed.
03 What "Under-Resourced" Looks Like on the Ground
None of this is abstract for the roughly 22,500 households currently in Ottawa's community housing system, or the 10,000 more waiting to get in. Wait times for a subsidized unit routinely run five years or longer, and considerably longer for specific unit sizes.
Figure 3 — The affordable housing target vs. what's actually been delivered
Sources: City of Ottawa Auditor General; Ottawa Citizen, "The Affordable Housing Conundrum," March 2024.
The city has real tools on the table — the Housing Accelerator Fund, Action Ottawa, the tax increment equivalent grant program. What it hasn't had is the sustained, multi-year council attention and financing creativity it found for Lansdowne. A non-profit housing consultant summed up the gap plainly to the Citizen: the shortfall "is not a lack of land or capacity. It's a lack of money."
04 The Real Argument
This isn't a claim that Lansdowne 2.0 directly took a dollar from a housing project — the financing structures are separate. The argument is about capacity and priority. Council found sixteen votes, three years of staff time, a dedicated auditor general review, and a workable (if strained) financing structure to build a smaller arena and two condo towers on public parkland. The housing file, with a harder-nosed price tag from the city's own auditor and a waiting list in the tens of thousands, gets none of that same sustained institutional push.
That's a structural accountability problem, not a partisan one. It's also exactly the kind of outcome-over-output test this campaign has applied to the O-Train extension, the OPS Board, and the city's homelessness numbers: it isn't enough for council to say a priority exists. The measure is whether the money, the votes, and the follow-through actually show up.
The question for Ward 13, and for the city: if Ottawa can structure $419 million and three years of sustained council will for Lansdowne, what would it take to get the same treatment for the 10,000 households waiting on a list that hasn't moved?
References
- CBC News, "Council approves $419 million Lansdowne 2.0 plan" / Heritage Ottawa summary, Nov. 9–10, 2023 — approved cost, debt servicing estimate ($16.4M/yr), financing structure. heritageottawa.org
- CBC News, "Lansdowne 2.0 could cost $74M more than city estimate, auditor general finds," June/July 2024 — OAG revised cost estimate of $493.4M. cbc.ca
- City of Ottawa, Memo: Lansdowne 2.0 Redevelopment Project, Infrastructure and Water Services, Oct. 20, 2025 — updated debt servicing figure ($17.4M/yr). ottawa.ca
- CBC News, "Here's where your councillor stands heading into the final Lansdowne 2.0 vote," Nov. 7, 2025 — final council vote. cbc.ca
- Wikipedia, "2026 Ottawa municipal election" — project scope and Ottawa Charge departure context. en.wikipedia.org
- the613.substack.com, "Lansdowne Would be a 1% Property Tax Increase for Everyone in Ottawa" and "Lansdowne 2.0 Gets Up to $22 Million in Ottawa's 2025 Budget" — independent debt-servicing and annual-budget analysis. the613.substack.com
- City of Ottawa, "Facts at a glance — Subsidized housing" — unit counts, wait list size, wait times, number of housing providers. ottawa.ca
- Ottawa Citizen (via PressReader), "The Affordable Housing Conundrum," March 30, 2024 — 5,000-unit target, 466 units delivered, Auditor General's $188.4M/$376.7M funding-gap estimate. pressreader.com
- City of Ottawa, "Housing Accelerator Fund — Building affordable and supportive housing" — $176.3M federal HAF award, 2024–2027 disbursement schedule. ottawa.ca






















