Free evaluation of your house, condo or plex in Montreal: its market value, and what you will keep after the sale

How much is a house worth in Montreal in 2026?

According to Centris, a single-family home sold at a median price of $812,000 on the island of Montreal in the third quarter of 2026, 2% more than a year earlier. The median condominium sold for $477,000, and the plex of 2 to 5 units, $902,500. Centris publishes no total for the City of Montreal alone: these figures cover the whole island, related cities included, from Westmount to Dollard-des-Ormeaux.

The median is the middle price, and on the island it mixes markets that have nothing to do with one another. Over one year, the median single-family home was worth $524,875 in Montréal-Nord and $2,299,200 in Outremont. The price of your property is read at the scale of the street: the type of building, the year built, the work redone, the parking; for a condo, its syndicate; for a plex, its leases.

How I evaluate a house, a condo or a plex in Montreal

Georges Matar

Trained as a biomedical engineer, member of the Ordre des ingénieurs du Québec, holder of a doctorate. Residential real estate broker, OACIQ licence J7941, RE/MAX DU CARTIER INC., real estate agency.

Before brokerage, I spent about ten years in scientific research, taught for eight years in a faculty of engineering and was regional manager of biomedical engineering in Nunavik. One habit stayed with me: a figure given without its margin of error means nothing. A home evaluation is a measurement. I treat it as one.

1. I choose the comparables. Recent sales, as close to your home as possible, of the same type and similar age. I add the area’s expired or withdrawn listings: they show the price the market turned down, and a seller should know it before listing.
2. I adjust each comparable for what sets it apart from your property: living area, year built, renovations and their age, lot, garage, finished basement, pool, distance from the train station or the highway. Every adjustment is written down, in dollars. You can discuss it line by line.
3. I measure the spread. Once adjusted, comparables never land on the same price. The gap between them, the standard deviation for engineers, tells you how reliable the range is: three sales within $10,000 of each other do not tell the same story as six sales spread over $80,000.
4. I give you a range, not a flattering number. The strategic list price and the probable sale price are two different things. I show them side by side, with what could move one or the other.

This is a comparative market analysis prepared by a real estate broker, not a chartered appraiser’s report. It is meant to help you decide whether selling is worth it, when, and at what list price.

On the island, the adjustments start with the age of the building. According to the 2021 census, 36% of dwellings were built before 1960, and 53% in Le Plateau-Mont-Royal. The buyer’s inspector will look at the foundation, the drain, the electrical system, the plumbing and the roof: a component that was redone, with invoice and permit to back it up, can be defended; an original component gets negotiated.

The type counts just as much: single-detached houses make up only 13% of the island’s dwellings. A detached house in Rosemont-La Petite-Patrie, where 19 single-family homes sold in the third quarter, therefore has few recent comparables, and the range widens accordingly. In condominiums, sales abound, 8,729 on the island in one year, but two similar units are not worth the same if their syndicates differ.

For a plex: the income, the leases and the occupied units

I live in a triplex myself and rent out the other two units; before buying it, I did the calculation that every plex buyer redoes. For a seller, I prepare the same one (selling a plex): the plexes sold in the area with the same number of units, then the income, through the gross revenue multiplier (the price divided by the annual rents) and the net income. When the two readings diverge, the buyer negotiates on the gap.

The leases are part of what you are selling. Under article 1936 of the Code civil (Civil Code), every tenant has a personal right to maintain occupancy, and the sale does not allow the buyer to terminate the lease, which continues (article 1937). Low rents, frozen in old leases, are defended with comparable sales, not with an increase promised to the buyer: rent increases remain regulated by the Tribunal administratif du logement (Administrative Housing Tribunal).

The unit you occupy changes the pool of buyers. Vacated at the sale, it attracts the buyer who wants to live in the building; if everything is rented, that buyer will have to repossess a unit, which only a lessor who is the owner can do, with notice given at least six months before the end of the lease (articles 1957 and 1960). Repossession is even ruled out, save for exceptions, if the tenant or their spouse is 65 or older, has lived in the dwelling for at least 10 years and has an income below a threshold set by law (article 1959.1).

I paid a lot for that triplex because of its location, a ten-minute walk from two metro stations, while its rents were low. In less than five years, renovations and optimization raised its income, and its value with it. Low rents therefore do not necessarily mean a low price: the buyer pays for the location and the potential, knowing that increases will follow the rules of the Tribunal administratif du logement (Administrative Housing Tribunal), at the pace of the leases and the work. The comparable sales in the sector show what a buyer is willing to pay for that potential.

What your free evaluation includes

Comparable sales in your area

Three to six properties similar to yours, sold in the last six months when there are enough sales, further back otherwise, and I then tell you why. For each one: its listing sheet, sale price, time on market, and what brings it closer to or sets it apart from your home.

The price range

Two figures side by side: the list price I would recommend and the probable sale price. The gap between them is the negotiating margin buyers in your area obtained on recent sales, measured by the difference between asking price and price paid.

The net amount after the sale

The probable price, minus your mortgage balance, the prepayment penalty if any, the broker’s fee and its taxes, the mortgage discharge at the notary and a new certificate of location if yours is out of date. This is the figure that decides a plan. Good news on the price can vanish into a penalty nobody asked the lender about.

The three improvements that pay off most, and the ones not worth doing

A short list, specific to your home: what takes away a reason for the buyer to negotiate (a visible repair, a missing document, a poorly presented room) and what would cost you more than you would get back. No generic renovation list.

For a condo: reading the co-ownership file

Declaration of co-ownership, minutes of the latest meetings, contingency fund statement and fund study, building by-laws: I read them before setting the price. The buyer and their notary will read them too, and a special assessment announced in the minutes always ends up being paid in the price. I hold the Coproprié-T certification in co-ownership law.

Example: what is left after selling an $812,000 house in Montreal

The calculation starts from a single-family home sold for $812,000, the island’s median in the third quarter of 2026. The loan balance, its rate and the fee rate are hypothetical; in your analysis, they are your own.

Two items are missing: the mortgage discharge, priced by your notary, and the apportionment of municipal and school taxes on the day of the deed. The welcome tax (property transfer duties), for its part, is paid by the buyer. For a plex, the notary also apportions the month’s rents, and the taxation of the rented part is checked with your accountant.

The fee has no rate set by law or by the OACIQ: it is negotiated and written into the brokerage contract. On $812,000, one percentage point is worth $8,120, or $9,335.97 with taxes; on a $902,500 plex, the island’s median, $9,025, or $10,376.49. The details are in the broker’s commission in Quebec and the real cost of selling a home in Quebec.

Have the penalty confirmed first: with a fixed rate, the lender keeps the higher of three months’ interest and the interest rate differential, which can far exceed the example. Ask your lender for the amount at the planned date, and whether the loan can follow you: the mortgage penalty, with examples.

The Montreal real estate market in figures

Figures for the island, related cities included, for the third quarter of 2026 (July to September), taken from Centris on November 11, 2026. Those of the fourth quarter will replace them in mid-January 2027.

Source: Centris real estate statistics for the island of Montreal. In parentheses, the change over one year; for selling times, in days.

The three categories are selling 12% to 15% less than a year earlier, and supply is growing, from 7% for houses to 16% for plexes, without median prices falling. The buyer has more choice, not lower prices.

At the summer pace, 2,162 active house listings for 1,002 sales in three months make about 6.5 months of inventory; 1,631 plexes for 614 sales, 8.0 months; 6,696 condos for 1,728 sales, 11.6 months. The condo faces almost twice as much competition per sale as the house, and its average selling time has grown by 14 days.

In 2026, I listed a co-ownership townhouse on the island, and it had visits. What its file contained, and the decision its owner made afterwards, stay between her and me: I owe confidentiality to every client, and what you entrust to me will not be told here either.

Value by borough in Montreal

Centris publishes its figures by borough, and the analysis starts there. The table gives the median of the last four quarters, more stable than a single quarter; in parentheses, the number of sales; “n.p.”: not published, for lack of sufficient sales.

Source: Centris real estate statistics, the page of each borough (link on its name) and the island page, four quarters ending in September 2026.

Ahuntsic-Cartierville and Montréal-Nord

In the third quarter, the plex was the best-selling category there: 71 sales in Ahuntsic-Cartierville, 36 in Montréal-Nord. The single-family home, for its part, is worth $924,625 on one side and $524,875 on the other, the lowest of the boroughs. See Ahuntsic and Montréal-Nord.

Villeray, Rosemont and Le Plateau-Mont-Royal

The detached house makes up 0% to 3% of dwellings there: the plex and the condo make the market. Rosemont-La Petite-Patrie sold 339 plexes in one year, Villeray-Saint-Michel-Parc-Extension 284. Le Plateau-Mont-Royal has the highest plex median of the boroughs, $1,149,375, but 164 plexes were listed there this summer for 31 sales, about 15.9 months of inventory. See Rosemont and Villeray.

Saint-Léonard, Anjou and Mercier-Hochelaga-Maisonneuve

The Saint-Léonard plex has the second-highest median of the boroughs, $1,056,875, and 62% of dwellings there were built from 1961 to 1980, against 48% in Anjou: the adjustments bear on what has been redone since. Mercier-Hochelaga-Maisonneuve sells condos first, 646 in one year, then plexes, 401. See Montreal’s east end.

Rivière-des-Prairies-Pointe-aux-Trembles

It is the borough that sells the most single-family homes, 482 in one year, at $586,125, and 62% of its dwellings are occupied by their owner, against 40% on the island. But 174 houses were listed there this summer, 50% more than a year earlier. See my Rivière-des-Prairies page and the quarter’s analysis.

Saint-Laurent, the west of the island and Ville-Marie

Saint-Laurent sold 287 single-family homes in one year, at $898,437, but its condos stayed on the market 75 days this summer. Pierrefonds-Roxboro sold 394 single-family homes, at $645,325. In Ville-Marie, 2,203 active condo listings for 289 sales make about 22.9 months of inventory: the list price is the first decision there.

The related cities are compared in the Montreal market, borough by borough, and the city on my page real estate broker in Montreal.

How it works

1. 1. You enter the address 1 minute

   The form starts with the address. Your expected selling time and your contact details cover the rest; “just exploring” is a valid answer.

2. 2. A ten-minute call Within 24 hours

   I ask the questions the data cannot answer: renovations, known issues, what you plan to do next. If you don’t like the phone, we do it by text.

3. 3. The analysis, at your home or by video On the date that suits you

   I present the comparables, the range and the net amount. A visit makes the analysis more precise, because condition and renovations do not show up in the data. It is not required for a first range.

4. 4. A marketing plan, only if you want one On request

   List price, preparation, timeline, documents to gather. If you don’t ask for it, we stop at step 3.

Municipal assessment, chartered appraiser, online estimator or broker’s analysis: which one do you need?

Why Montreal’s assessment roll is far from the market price

Montreal’s roll covers 2026, 2027 and 2028, and its reference date is July 1, 2024: the law sets the value at July 1 of the second fiscal year preceding the roll (Loi sur la fiscalité municipale, section 46). Your assessment notice therefore describes the summer of 2024.

For 2027, the median proportion of the City of Montreal’s roll is 96%, against 100% in 2026: at the midpoint of the distribution, a value entered on the roll equals 96% of the sale price, a comparative factor of 1.04. A plex entered at $800,000 thus corresponds, for a typical building, to about $832,000; yours may be closer to or further from its price.

The next roll, for 2029 to 2031, will start from the market of July 1, 2027. For a tax question, see contesting your municipal assessment; for a ballpark figure, the online estimator.

Seven mistakes that cost Montreal sellers dearly

1. Listing above your comparables

Last quarter, 6,696 condos, 2,162 houses and 1,631 plexes were listed on the island. Centris.ca alerts buyers as soon as a property is listed: a price cut a month later does not bring back those who have already passed on it.

2. Relying on your tax bill

The value on the roll measures the market of July 1, 2024, and Quebec puts it at 96% of sale prices for 2027. It is a tax base, not a list price.

3. Putting a plex up for sale without the lease file

The buyer of a plex and their lender read the rents before the walls. Leases, notices of modification, end dates, tax bills, insurance, energy bills: every missing document becomes a condition or a reduction in their offer.

4. Letting the buyer believe a unit will be vacant

The sale ends no lease, and certain tenants aged 65 or older are protected against repossession (articles 1937 and 1959.1). Tell the buyer who wants to live in the building, before their offer, what is rented and since when.

5. Organizing visits without thinking of the tenants

A rented unit is visited with 24 hours’ notice (article 1931), and the tenant may refuse a visit before 9 a.m. or after 9 p.m., or if the lessor cannot be present (article 1932). In my opinion, grouped visits announced in writing keep the tenants on your side until the deed.

6. Waiting for the buyer to ask about pyrite

The OACIQ places the east of the island, including Rivière-des-Prairies and Pointe-aux-Trembles, and the west, including Lachine and Pierrefonds-Roxboro, among the highest-risk zones. You declare what you know about pyrite on the Déclarations du vendeur form (Seller’s Declarations); according to the OACIQ, an assessment should be done promptly, and its report is given to any buyer, whatever the result.

7. Listing a condo without the syndicate’s attestation

The seller of a condo must give the buyer, in due time, an attestation from the syndicate, which the syndicate provides within 15 days (article 1068.1 of the Code civil). With 67 days of average selling time for a condo, request it before listing, along with the minutes and the contingency fund study.

When to sell in Montreal?

I know of no month that guarantees a higher price on the island, only calendar constraints that change depending on what you are selling.

For a plex, the leases decide. Repossessing a unit requires notice of at least six months before the end of a fixed-term lease (article 1960): for a lease ending on June 30, the buyer who wants to live there must be the owner before the end of December to give the notice in time, otherwise they wait one more year. Your notary confirms this according to the lease in question.

For a family house, it is the start of the school year: according to the 2021 census, 42% of the island’s families are couples with children at home, and those who change schools in September search in the spring. For a condo, with 11.6 months of inventory, the price and the syndicate’s attestation weigh more, in my opinion, than the season. Month-by-month sales are read in when to sell your property in Montreal.

Your timeline comes before all that: a purchase, a job, a separation, an estate. The form asks whether you are thinking of selling within 3 months, in 3 to 6 months, in 6 to 12 months, or whether you are just exploring; six months ahead leave time to gather the certificate of location, the leases or the syndicate’s documents.

Selling and buying at the same time in Montreal

On the island, the double move takes several forms: the condo sold for a plex in which you will live in one unit, the house sold for a condo once the children have left. The danger remains the same: a sale and a purchase whose deeds do not fit together.

1. Get an evaluation first: the net amount of the sale sets the purchase budget.
2. Sell firm before buying, or buy with a promise conditional on the sale of your property. The condition protects you, but it weakens your offer.
3. Negotiate the deed date and the occupancy date separately; a gap of a few days can be settled with an occupancy after the sale.
4. Look into a bridge loan with your lender, once the sale is firm. It is up to the lender to confirm it: I do not give mortgage advice.
5. For a plex you will live in, know before the offer which unit will be vacant, or can be repossessed, and on what date.

If you buy again in the City of Montreal, the welcome tax follows its brackets: in 2026, 2% from $552,300 to $1,104,700, then up to 4% above $3,113,000. The City publishes $9,349 for a base of $700,000; with these brackets, an $812,000 purchase pays $11,589. The 2027 brackets will follow the 2027 budget, and for a related city, your notary confirms the rate. See the welcome tax in Quebec and selling before buying.