Walkable Neighbourhood Features, Real-Estate and Desirability

By Iryna Zahoruiko

Some people  have concerns that when neighbourhoods transition to become more walkable, the key elements of walkable neighbourhoods—such as residential density or mixed housing types—might harm property values or make the area less desirable. In reality, the opposite is true: density and walkability consistently increase neighbourhood desirability for a wide range of reasons.

Having lived in Hintonburg for two years, I can say with certainty: when your daily needs are within walking distance, your stress levels drop dramatically. You move more, meet more neighbours, and feel like part of a real community.

Image: Intensification in Hintonburg. Google Streetview, 2026.

What is Density?

Density—meaning the concentration of residents or homes within a certain area—directly affects walkability and, ultimately, real estate desirability.

Jane Jacobs famously argued that active street life, mixed land uses, and residents’ natural care for shared public space help prevent crime and make neighbourhoods safer and more attractive. By the way, I highly recommend joining an Ottawa Jane’s Walk tour, for example with Annette Sousa, who regularly leads excellent neighbourhood walks.

A common misconception is that high density = high vibrancy. But vibrancy is not just about how many people are present. It is also about how long they stay. A moderate number of people spending time on the street creates much more urban life than large crowds simply passing through quickly.

This is exactly what mixed-use zoning enables. Mixed-use areas allow residential buildings, commercial uses, institutional services, cafés, shops, and community spaces to exist side by side. This land-use mix creates the conditions for vibrant street life.

Mixed-Use Development and Street-Level Economies

When people walk not only “because they need to” but also “because they want to,” they buy coffee, visit small shops, support local services, and interact with local businesses. This generates strong local economic activity.

Supporting local businesses also relies on appropriate building forms. Rather than high-rise towers, many successful walkable neighbourhoods rely on “missing middle” housing — low-rise multi-family buildings such as duplexes, fourplexes, and small apartment buildings. These forms provide gentle density that supports local businesses and active streets, without dramatically changing neighbourhood character.

For example, the study  by Kashef (2022), shows that a combination of mixed land use and fine-grain buildings with active frontages strongly correlates with high pedestrian activity.

A similar Chinese study by Zhang(2021), found that streets with transparent façades, many entrances, and diverse ground-floor uses are more attractive to people walking.

This indicates that population density is important but not sufficient on its own. With mixed land uses, we can create environments that support both “purpose-driven walking” and “discretionary walking” — movement by choice, not obligation.

This is the type of walking that contributes most to the economic vitality and overall prosperity of cities.

International Examples:

Copenhagen, Denmark

Moderate density paired with mixed-use, active ground floors, short blocks, and well-designed streetscapes creates world-leading walkability.

Barcelona, Spain — Superblocks

Density is traditionally high, but the functional mix—homes, cafés, shops, schools within a few minutes’ walk—is what drives success.Results after Superblocks:

• 30% increase in pedestrian activity

• growth in small local businesses

• rising real estate prices in walkable districts

Portland, USA

Neighbourhoods with mixed-use and strong walkability show 15–30% higher residential property values compared to car-dependent areas. (Brookings: Walkability Premium).

Real-Estate: The Desirability of Walkability

In Ottawa, units in highly walkable neighbourhoods—such as Westboro, The Glebe, Hintonburg, and Centretown—tend to achieve higher market value and much stronger demand.

Sources: Walk Score, Realtor.ca, Zumper Canada

It’s clear that street activity influences property desirability.

Active streets feel friendlier, have stronger social networks, and often have lower car dependency. Residents walk or cycle more, creating a cleaner and more sustainable environment.

Research shows that walkable, vibrant neighbourhoods generate far lower environmental impact than an equal number of housing units built in car-dependent suburban areas.

Several studies confirm that vibrancy, gentle density, mixed land use, and active streets positively influence real estate values. For example, The Economic Value of Walkable Neighborhoods (King County, Seattle) demonstrated that mixed land use and strong pedestrian infrastructure significantly increase the value and desirability of multi-family rental housing.

Before the rise of car-oriented planning, vibrant streets were the natural condition of cities. Today, walkability and livability do not happen on their own. Architects and urbanists must study, design, analyze, and engage communities to create them.

Vibrancy and safety go hand in hand: lively, welcoming public spaces with a comfortable level of residential density tend to be safer and more appealing. When choosing a home, people look for safety, comfort, and a friendly public realm.

Features that make neighbourhoods more walkable and vibrant, particularly increases in density and mixed-use developments, do not lower neighbouring residential property values.

References:

Jane Jacobs — The Death and Life of Great American Cities

Brookings Institution — The Walkability Premium

Walk Score™ Methodology & Research

King County, Seattle — The Economic Value of Walkable Neighborhoods

Kashef, M. (2022). Urban morphology, mixed land use, and pedestrian activity

Zhang, L. (2021). Street-level design, transparency, and pedestrian preference

City of Barcelona — Superblocks Program Reports

City of Copenhagen — Bicycle and Pedestrian Accounts    

Statistics Canada (active transportation, urban density data)

City of Ottawa — Official Plan & Neighbourhood Profiles