Market Analysis
Ville-Marie and Plateau-Mont-Royal, Montreal Real Estate Market: Q3 2026
In the third quarter of 2026, Centris recorded 311 residential sales in Ville-Marie, more than in any other borough …
Between July and September 2026, the single-family median prices published by Centris for the West Island of Montreal ranged from $635,000 in Pierrefonds-Roxboro to $1,005,000 in Kirkland, against $812,000 for the island as a whole. It was also the first full quarter with all four stations of the REM’s Anse-à-l’Orme branch in service. The figures go city by city: there is no median for the West Island as a whole.
The West Island of Montreal real estate market, by the numbers
Nine territories: seven related municipalities (villes liées) and two boroughs of the City of Montreal, Pierrefonds-Roxboro and L’Île-Bizard-Sainte-Geneviève. Dorval is not covered here.
Single-family homes.
| Territory | Sales | Median price | Median, last 4 quarters | Days on market |
|---|---|---|---|---|
| Pointe-Claire | 64 (+18%) | $759,500 (-4%) | $741,050 (-1%) | 29 |
| Dollard-des-Ormeaux | 65 (-26%) | $797,000 (+6%) | $789,000 (+2%) | 56 |
| Kirkland | 43 (+22%) | $1,005,000 (+12%) | $941,250 (+2%) | 52 |
| Beaconsfield | 47 (-20%) | $960,000 (-1%) | $987,500 (+3%) | 46 |
| Baie-D’Urfé | 8 | not published | $1,225,437 (+16%) | not published |
| Sainte-Anne-de-Bellevue | 10 | not published | $773,750 (+20%) | not published |
| Senneville | 1 | not published | not published | not published |
| Pierrefonds-Roxboro | 95 (-22%) | $635,000 (-2%) | $645,325 (+1%) | 33 |
| L’Île-Bizard | 39 (+34%) | $750,000 (+5%) | $740,625 (-2%) | 63 |
| Island of Montreal | 1,002 (-12%) | $812,000 (+2%) | $816,250 (+3%) | 51 |
Source: Centris real estate statistics for Pointe-Claire, Dollard-des-Ormeaux, Kirkland, Beaconsfield, Baie-D’Urfé, Sainte-Anne-de-Bellevue, Senneville, Pierrefonds-Roxboro, L’Île-Bizard and the island, third quarter of 2026, July to September.
Changes compare with the same period a year earlier. “Not published” stands for the ** Centris displays when there is an “insufficient number of transactions to produce reliable statistics.”
Condominiums.
| Territory | Sales | Median price | Sales, last 4 quarters | Median, last 4 quarters |
|---|---|---|---|---|
| Pointe-Claire | 31 (+19%) | $582,500 (-5%) | 116 (+13%) | $567,562 (+2%) |
| Dollard-des-Ormeaux | 25 | not published | 171 (+24%) | $446,887 (-2%) |
| Pierrefonds-Roxboro | 28 | not published | 147 (+5%) | $380,625 (+2%) |
| Island of Montreal | 1,728 (-15%) | $477,000 (0%) | 8,729 (-10%) | $477,544 (0%) |
Source: the same Centris pages, third quarter of 2026, July to September.
Elsewhere, between 0 and 7 condo sales in the quarter, with no published median. Plexes are almost absent: 4 sales in Pierrefonds-Roxboro, 2 in Dollard-des-Ormeaux, 1 in L’Île-Bizard, none anywhere else.
Pointe-Claire, Kirkland, Dollard-des-Ormeaux: nine territories compared
Kirkland, the only published quarterly median above one million. It rose 12% on 43 sales, but only 2% over four quarters. A median follows the mix of homes that sell: it does not mean that any given house is worth 12% more.
Baie-D’Urfé and Beaconsfield lead over a full year, at $1,225,437 and $987,500 over four quarters. In Senneville, one sale in the quarter and four in a year: no price is published.
Pierrefonds-Roxboro carries the volume: 95 single-family sales, the lowest median of the sector, and 33 days on market against 51 for the island.
Pointe-Claire sells fastest, in 29 days, 9 fewer than a year earlier. Selling times are getting longer in Dollard-des-Ormeaux (56 days, 26 more) and in L’Île-Bizard (63 days, 24 more).
The profile of the city as a whole is on the Montreal page.
What changed in a year in the West Island
More properties for sale almost everywhere. All categories combined, active listings rose in six territories, from 10% in Pierrefonds-Roxboro to 54% in Sainte-Anne-de-Bellevue, and fell in Kirkland (-13%) and Beaconsfield (-3%). Sales fell 25% in Dollard-des-Ormeaux, but rose 23% in Kirkland. Across the whole island: 12% more listings, 13% fewer sales.
More condos for sale. Over four quarters, active condo listings rose 48% in Pointe-Claire and 43% in Pierrefonds-Roxboro.
Construction. From January to September 2026, CMHC counted 261 housing starts in Kirkland, 239 of them apartments, against 3 a year earlier.
APCIQ’s verdict, price range by price range. Months of inventory divide the average inventory by the average monthly sales of the last 12 months: below 8, the market favours sellers; from 8 to 10, it is balanced; above 10, it favours buyers. The barometer’s South area also includes Dorval and L’Île-Dorval; the North area groups Kirkland, Dollard-des-Ormeaux, Pierrefonds-Roxboro and L’Île-Bizard. Single-family homes, 12 months ending in September 2026:
| Single-family | West Island South | West Island North |
|---|---|---|
| “Seller” | below $1,230,000: 1.0 to 4.7 months | below $1,110,000: 2.7 to 6.2 months |
| Best-selling range | $610,000 to $1,020,000: 3.7 months | $560,000 to $930,000: 4.2 months |
| “Buyer” | $1,230,000 and up: 12.9 months | $1,110,000 and up: 10.2 months |
Source: APCIQ residential barometer, Montreal metropolitan area, third quarter of 2026, areas 1 and 2, table 3.
In the South, an average of 131 houses at $1,230,000 and up were for sale, for 10 sales a month. The article on the luxury market explains how to read that threshold.
The REM in the West Island since May 18, 2026
According to the REM, the Anse-à-l’Orme branch adds 14 km and four stations. As of October 20, 2026, the official schedule shows it as “in service.”
| Station | City | Address | Parking |
|---|---|---|---|
| Des Sources | Pointe-Claire | 2900 boulevard des Sources | 430 spaces, 147 of them paid |
| Fairview-Pointe-Claire | Pointe-Claire | 7001 Trans-Canada Highway | 300 free spaces |
| Kirkland | Kirkland | 3010 rue Jean-Yves | no spaces |
| Anse-à-l’Orme | Sainte-Anne-de-Bellevue | 20000 chemin Sainte-Marie | 198 spaces, 56 of them paid |
Source: REM station pages, address and “En auto” (by car) section, as of October 20, 2026.
In the north, Sunnybrooke and Pierrefonds-Roxboro, on boulevard Gouin Ouest, are stations on the Deux-Montagnes branch.
Water: Pierrefonds-Roxboro, L’Île-Bizard and the waterfront towns
Eight territories out of nine are named. For spring flooding, the City of Montreal names every territory in the sector except Dollard-des-Ormeaux, which it lists for heavy rain. It is a list of territories, not of addresses.
What the municipalities say. Pierrefonds-Roxboro asks residents of the areas flooded in 2017 and 2019, whether by the river, the water table or through the basement, to consider themselves in a flood zone. In Senneville, the Village warns of flooding, ice and frazil ice from the Lac des Deux Montagnes.
Which map applies. The first batch of new maps from the Communauté métropolitaine de Montréal (CMM), which covers, among others, the Rivière des Prairies, the Lac des Deux Montagnes and Lac Saint-Louis, was to come into force on August 1, 2026. Quebec’s environment ministry postponed it “to an undetermined date”; on October 13, the CMM was still calling for its publication “without delay.” Until then, the old-generation maps apply, and what the government’s interactive map shows is indicative only, with no legal value. The checks to make before an offer are in the article on buying in a flood zone.
Welcome tax and assessment roll: one rule per city
Above $500,000, each related municipality has its own schedule; Pierrefonds-Roxboro and L’Île-Bizard follow the City of Montreal’s.
| Territory | Rate above $500,000 | Duties on $800,000 |
|---|---|---|
| Pierrefonds-Roxboro, L’Île-Bizard | 1.5% up to $552,300, 2% up to $1,104,700, then 2.5% to 4% | $11,349.00 |
| Kirkland, Baie-D’Urfé | 2%, then 2.5% above $1M | $11,610.50 |
| Pointe-Claire | 2.1%, then 2.6% above $1M | $11,910.50 |
| Beaconsfield | 1.5% up to $630,100, then 3% | $12,659.00 |
| Dollard-des-Ormeaux | 2.5% up to $750,000, then 3% | $13,360.50 |
| Senneville | 3% | $14,610.50 |
Source: 2026 schedules of the City of Montreal, Kirkland, Baie-D’Urfé, Pointe-Claire, Beaconsfield, Dollard-des-Ormeaux and Senneville; calculated with these rates only.
On the same $800,000 base, the gap between Senneville and Pierrefonds-Roxboro reaches $3,261.50. I found no rate published by Sainte-Anne-de-Bellevue: ask the City or your notary. The base can exceed the price paid if the roll value, adjusted by the comparative factor, is higher. Run your own numbers with the transfer duties calculator.
The 2026-2028 roll measures the market as of July 1, 2024, against the market as of July 1, 2021. For single-family homes, the average increase ranges from 5.5% in Beaconsfield to 19.6% in Senneville, against 9.6% for the agglomeration; it is 11.7% in Pierrefonds-Roxboro and 14.1% in L’Île-Bizard.
The tax bill. In the City of Montreal’s 2026 budget, the average residential tax burden rises 6.3% in L’Île-Bizard-Sainte-Geneviève, the steepest increase of the 19 boroughs, and 4.2% in Pierrefonds-Roxboro, against 3.8% for the City. According to the same budget, a building whose value rose more than the average generally sees its tax burden rise.
Selling or buying in the West Island of Montreal
For a seller. In six territories out of nine, buyers have more choice than a year ago. The price is set from dated comparable sales on your street, not from a median: see how to audit comparables. Near the water, a buyer may ask which map applies: have the answer in writing.
For a buyer. Choice is growing, but below the luxury thresholds APCIQ classifies every single-family price range as favourable to sellers. Budget for the welcome tax of the city you are targeting and, in L’Île-Bizard, for the 2026 tax increase. Near the water, get the municipality’s classification and the insurer’s answer in writing before you waive your conditions.
Frequently asked questions
Has the REM pushed prices up in Kirkland and Pointe-Claire? None of the sources consulted measures it. The median rose in Kirkland and fell in Pointe-Claire, and the mix of sales changes from one quarter to the next. Before buying near a station, make the trip at rush hour.
Has the West Island become a buyer’s market? Not in the price ranges where most sales happen. For single-family homes, according to APCIQ, only the ranges above $1,230,000 in the South and above $1,110,000 in the North favour buyers.
My house is in Pierrefonds-Roxboro, near the river. Which map applies? The new maps have no date of coming into force. Until then, according to the Government of Quebec, the municipality’s old-generation maps apply; the special intervention zone (zone d’intervention spéciale) refers to them. Ask the borough, in writing and with the lot number, which map applies to your address.
To go further, read the Montreal real estate market, borough by borough, how the welcome tax is calculated and how to contest your municipal assessment.
Own a house in Pointe-Claire, Kirkland, Dollard-des-Ormeaux or elsewhere in the West Island? Write to me. You will receive dated comparable sales for your area and your city’s transfer duty schedule, in French, English or Arabic.
Georges Matar
Residential Real Estate Broker · RE/MAX DU CARTIER INC.
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