Why Laval Is the Most Underrated City for Real Estate Investment in Greater Montreal

Laval is one of the few sectors in Greater Montreal where the numbers on an income property still hold up.

Here’s the case for Laval against a fixation on the Montreal island, built on numbers rather than sentiment.

The Price-Per-Square-Foot Advantage

Laval consistently trades at a discount to comparable neighborhoods on the Montreal island. A well-maintained triplex in Duvernay or Vimont will typically cost you 10-20% less per square foot than an equivalent property in Rosemont or Plateau.

That discount exists for partly historical reasons - Laval spent decades being perceived as “suburban” and less desirable than island neighborhoods. That perception has been eroding steadily, which is precisely the dynamic that creates investment opportunity.

The Rental Demand Story

Laval’s population has been growing faster than Montreal’s. The city attracts families looking for more space at lower cost, new immigrants establishing themselves in the greater region, and professionals who work in Laval’s expanding commercial and industrial sectors.

This demographic growth creates sustained rental demand. Vacancy rates in Laval’s established residential sectors have remained structurally low. For income property investors, consistent demand is worth more than a prestigious address.

Infrastructure Investment

The REM (Réseau express métropolitain) dramatically changes Laval’s connectivity story. With REM stations in the western parts of the island connecting to Deux-Montagnes and the broader network, commute times to downtown Montreal from strategic Laval locations are increasingly competitive.

Autoroute 440, 13, 15, 19, and 25 all serve Laval, giving it transportation access that genuinely competes with urban neighborhoods. As transit improves, the historical discount to island prices has less justification.

The School Factor (Underrated)

Laval has strong French-language public schools, several well-regarded private institutions, and Université Laval’s campus presence. For families - who make up a significant portion of rental and purchase demand - educational infrastructure matters enormously.

In any analysis of income properties in Laval’s family-oriented sectors, school quality in the catchment area deserves explicit weight. It drives both rental demand and resale value.

The Most Interesting Sectors Right Now

Duvernay: Large lots, established trees, good school options, close to commercial corridors. The property stock here is aging but often structurally solid. The renovation potential is real.

Sainte-Rose: Village character, waterfront access on the Rivière des Mille Îles, genuine charm that you can’t replicate in newer developments. Properties here have strong appeal to a specific buyer profile that pays a premium.

Laval-des-Rapides: Proximity to the Autoroute 15 exchange and solid transit connections. Slightly denser urban character than other Laval sectors. Active appreciation.

Auteuil: Family-oriented, newer housing stock, strong demand from buyers priced out of Duvernay and Sainte-Rose.

The Honest Counterargument

Laval is not without trade-offs. Parts of the city lack the walkability and neighborhood density that urban buyers value. Some sectors are heavily car-dependent. And the island still commands a premium for buyers who specifically want urban living.

But for investors focused on cash flow, appreciation potential, and long-term demand fundamentals - the data has been pointing to Laval for years. The conversation just hasn’t caught up yet.

Interested in a specific Laval income property analysis? Reach out.

Georges Matar

Residential Real Estate Broker · RE/MAX DU CARTIER INC.

Contact Georges