Market Analysis
Laval-des-Rapides and Pont-Viau, Laval Real Estate Market: Q3 2026
Over the last four quarters, Pont-Viau and Laval-des-Rapides accounted for 89 of Laval’s 314 plex sales, or …
Between July and September 2026, half of the single-family homes sold in Sainte-Dorothée went for more than $728,400, according to Centris, against $630,000 for Laval as a whole. Sales are down 3%, but there are 23% more homes for sale than a year earlier. If you are buying near the water: the new flood zone map, expected on August 1, 2026, still has no date.
The Sainte-Dorothée and western Laval real estate market, by the numbers
According to its welcome guide, the City of Laval places Laval-Ouest, Sainte-Dorothée, Laval-sur-le-Lac and Les Îles-Laval in its sector 4. Centris publishes the first three neighbourhoods, not Les Îles-Laval. Fabreville, which the City places in sector 5, is not covered here.
Single-family homes.
| Neighbourhood | Sales | Median price | Median price, 4 quarters | Days on market |
|---|---|---|---|---|
| Sainte-Dorothée | 54 (-3%) | $728,400 (+5%) | $756,787 (+7%) | 48 |
| Laval-Ouest | 23 | not published | $479,312 (-4%) | not published |
| Laval-sur-le-Lac | 3 | not published | not published | not published |
| Laval, whole city | 547 (-8%) | $630,000 (+5%) | $629,750 (+5%) | 36 |
Source: Centris real estate statistics for Laval (Sainte-Dorothée), Laval (Laval-Ouest), Laval (Laval-sur-le-Lac) and Laval, third quarter of 2026, that is, July to September.
Changes are measured against the same quarter of 2025. “Not published” stands for the ** Centris uses when there are too few transactions to produce a reliable statistic.
Condominiums.
| Neighbourhood | Sales | Median price | Sales, 4 quarters | Median price, 4 quarters |
|---|---|---|---|---|
| Sainte-Dorothée | 12 | not published | 75 (-13%) | $509,000 (-2%) |
| Laval-Ouest | 5 | not published | 19 | not published |
| Laval-sur-le-Lac | 0 | no sales | 10 | not published |
| Laval, whole city | 236 (-26%) | $439,999 (+3%) | 1,262 (-11%) | $428,349 (+3%) |
Source: same Centris pages, third quarter of 2026, July to September.
Plexes of 2 to 5 units.
| Neighbourhood | Sales | Sales, 4 quarters | Median price |
|---|---|---|---|
| Sainte-Dorothée | 1 | 10 | not published |
| Laval-Ouest | 2 | 8 | not published |
| Laval-sur-le-Lac | 0 | 0 | no sales |
| Laval, whole city | 65 (-20%) | 314 (+1%) | $890,000 (+2%) |
Source: same Centris pages, third quarter of 2026, July to September.
Sainte-Dorothée and its two neighbours
Sainte-Dorothée carries the volume: 54 of the quarter’s 80 single-family sales, and the only quarterly median price published. Average time on market there is 48 days, against 36 for the city.
Laval-Ouest is best read over a year. Over four quarters: 114 single-family sales, 31 days on market and a median of $479,312, the only single-family median in the sector that declined.
Laval-sur-le-Lac cannot be measured. Three single-family sales in the quarter, nine in a year: Centris publishes no price there, and none should be invented.
The barometer published by APCIQ (the Quebec Professional Association of Real Estate Brokers) groups Sainte-Dorothée and Laval-sur-le-Lac in its area 20, and Laval-Ouest and Fabreville in its area 23. For single-family homes, area 20 shows 57 sales and a median of $785,000 (+13%): three more sales than Sainte-Dorothée alone, and a very different median. APCIQ makes the point itself: a median price does not necessarily track property values, especially when sales are few. A median up 5% does not mean your house is worth 5% more.
The neighbourhood profile is on the Sainte-Dorothée page.
What changed in a year
Supply is up, sales are down. In Sainte-Dorothée, active single-family listings rose to 112 (+23%) while their sales fell 3%; across all categories, sales fell 14%. In Laval-Ouest, all categories combined: 47 active listings (+20%) for 30 sales (-11%).
Homes are not taking longer to sell: one day less in Sainte-Dorothée, six days less in Laval-Ouest over four quarters.
The trend goes beyond the sector: across Laval, Centris counts 15% fewer sales and 10% more active listings. According to APCIQ’s October 14, 2026 press release, however, single-family sellers keep the upper hand in each of the major sectors of the metropolitan area.
Months of inventory: APCIQ’s verdict for western Laval
Months of inventory is an APCIQ measure: the inventory divided by average monthly sales over the last 12 months. Below 8 months, the market favours sellers; from 8 to 10, it is balanced; above that, it favours buyers. Single-family homes in area 20, 12 months ending in September 2026:
| Price range | Months of inventory | Conditions |
|---|---|---|
| Under $390,000 | no listings or sales | not indicated |
| $390,000 to $580,000 | 2.6 | Seller |
| $580,000 to $970,000 | 4.8 | Seller |
| $970,000 to $1,160,000 | 7.1 | Seller |
| $1,160,000 and up | 8.8 | Balanced |
Source: APCIQ residential barometer, Montreal metropolitan area, third quarter of 2026, area 20, table 3.
The most active range, with 10 sales a month on average, remains favourable to sellers; only the top bracket reaches balance, and the article on the luxury market explains how to read it. For Laval-Ouest, the barometer publishes only area 23, combined with Fabreville: every price range there is “Seller”, from 0.9 to 6.9 months.
Flood zones: which map applies
The map in force. The government’s modernized regulatory framework has applied since March 1, 2026, but the City specifies that its current mapping, high-velocity zones (0 to 20 years) and low-velocity zones (20 to 100 years), remains the reference until the new one is published.
The new map is on hold. Produced by the Communauté métropolitaine de Montréal (CMM), its first batch covers, among other areas, the shores of the Rivière des Mille Îles, the Rivière des Prairies and the Lac des Deux Montagnes (Lake of Two Mountains). It was supposed to come into force on August 1, 2026. On July 30, the CMM asked Quebec’s environment ministry to reverse its decision to postpone it “to an undetermined date”. The City’s pages that mention the end of 2026 date from March, before that postponement. On October 13, the CMM was still asking Quebec’s new government to publish this batch “without delay”.
April 2026, one more flood. On April 15, the City announced a dike on rue Riviera for the following day, reported impassable streets “notably in the Laval-Ouest and Fabreville sectors” and placed a pump at the Laval-sur-le-Lac curling centre. A dike had already been put up on rue Riviera in 2023, for more than 209 homes, and in 2025, for about a hundred.
The neighbourhood name is not enough. In 2023, the City located this dike in “the area of Laval-Ouest most at risk of flooding”; on April 17, 2026, it placed “the rue Riviera area” in its sector 5. Only the address and the lot number settle the question. The checks to make before an offer are in the article on buying in a flood zone.
Transit: what is running as of October 19, 2026
The REM’s Deux-Montagnes branch has officially been in service since November 17, 2025, and its two Laval stations, Sainte-Dorothée and Île-Bigras, are shown as “In service” as of October 19, 2026. Since August 25, some of the paid spaces in the Sainte-Dorothée parking lot have become free.
On September 17, the CMM asked the Autorité régionale de transport métropolitain (ARTM) for backup plans covering every REM branch, finding the current plan poorly suited to several sectors without a metro whose buses were reorganized around the REM. Make the trip at rush hour, then make the backup trip.
Selling or buying in western Laval
For a seller. With 23% more active single-family listings than a year earlier, buyers compare. The price is set from dated comparable sales in your micro-sector, not from a median: see how to audit comparables. Near the water, have the City’s written answer on the applicable map in hand: the buyer can ask for it.
For a buyer. Choice has increased, but APCIQ still classifies area 20 as favouring sellers from $390,000 to $1,160,000. Budget for the welcome tax: in 2026, Laval applies a 3% rate above $500,000. On a base of $728,400, Sainte-Dorothée’s median price, the duties come to $12,462.50, of which $6,852 is for the portion above $500,000 alone: less than a third of the base, more than half of the bill. The base can exceed the price paid, if the value on the assessment roll multiplied by 1.03 is higher. Run your own numbers with the welcome tax calculator. Near the water, get the City’s classification and the insurer’s answer in writing before you waive your conditions.
Frequently asked questions
Has the REM pushed prices up in Sainte-Dorothée? None of the sources consulted measures it. The single-family median rose 5% in a year, but the mix of homes sold changes from one quarter to the next.
My house is near the river. Will its classification change? Possibly, but no date has been set: the coming into force of the new maps has been postponed to an undetermined date. Until then, the old mapping applies. Ask the City, in writing and with the lot number, which map applies to your address.
Is Laval-Ouest cheaper than Sainte-Dorothée? Its four-quarter single-family median, $479,312, is well below Sainte-Dorothée’s, $756,787. But these medians do not compare similar houses: for a specific project, compare properties of the same type, size and age, sold recently.
To go further, read the Laval real estate market, neighbourhood by neighbourhood, how the welcome tax is calculated and why a home becomes hard to insure.
Do you own a house in Sainte-Dorothée, Laval-Ouest or Laval-sur-le-Lac? Write to me. You will receive the dated comparable sales for your micro-sector and the questions to ask the City about the flood zone map.
Georges Matar
Residential Real Estate Broker · RE/MAX DU CARTIER INC.
Contact Georges
