How many people leave Montreal each year?

Approximately 24,000 residents leave the island of Montreal annually to settle in the suburbs, mainly towards the north shore (Laval, Laurentians, Lanaudière) and south shore (Montérégie).

Does the Montreal exodus lower real estate prices on the island?

No, Montreal prices continue to rise despite the exodus because international immigration more than compensates for departures to the suburbs. Montreal welcomes over 50,000 new international residents per year.

Which suburbs benefit most from the Montreal exodus?

The areas benefiting most are Laval (+6% prices), Saint-Jérôme (+8%), Terrebonne-Mascouche (+7%), Longueuil-Brossard (+5%) and Saint-Jean-sur-Richelieu (+9%). Cities served by the REM are particularly sought-after.

Why are people leaving Montreal?

The main reasons are: property prices on the island (too high for families), need for space (house with yard), remote work making suburbs viable, and quality of life (less noise, more nature).

Is now a good time to buy in Montreal's suburbs?

Suburban prices are rising quickly due to the exodus. Buying now in an area served by the future REM or under development could be an excellent investment, but you need to act fast as prices are catching up to Montreal's.

Montreal Loses 24,000 Residents Per Year: Real Estate Impact

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The urban exodus is not new, but it has accelerated since the pandemic. Remote work, cost of living, and the need for space are pushing Montreal families toward the suburbs. Here are the data and concrete impact.

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📊 The Exodus by the Numbers

24,000

Departures per year

50,000+

International immigrants/yr

+26,000

Net positive for Montreal

💡 Key point: despite 24,000 departures, Montreal’s population continues to grow thanks to immigration. The demographic profile is changing: fewer families, more young professionals and immigrants.

🤔 Why Montrealers Are Leaving the Island

1. 💰 Too expensive — A single-family home at $615,000 vs $420,000 in the suburbs

2. 🏠 Need for space — House with a yard, garage, land for kids

3. 💻 Remote work — No longer need to be downtown 5 days/week

4. 🌳 Quality of life — Less noise, more nature, family communities

🏘️ Winning Suburbs — Prices & Trends

Saint-Jérôme

+8%

$380,000 median

Terrebonne

+7%

$480,000 median

Laval

+6%

$540,000 median

St-Jean-sur-R.

+9%

$360,000 median

🌍 Montreal Offsets with Immigration

International immigration maintains real estate demand in Montreal. Newcomers create strong rental demand and gradually become buyers.

✅ Positive impact

Sustained rental demand

Economic diversification

Neighbourhood revitalization

New buyers in the medium term

⚠️ Challenges

Pressure on rents

Affordable housing shortage

Changing demographic profile

Infrastructure under pressure

💡 Strategy: Sell in Montreal, Buy in the Suburbs

Many Montreal homeowners are taking advantage of rising island prices to sell and buy bigger in the suburbs, often without increasing their mortgage.

Concrete example:

🏠 Sell Montreal condo: $430,000

🏡 Buy suburban house: $450,000

✅ Result: house with yard for just +$20,000

💵 Seller calculator 💳 Buyer calculator

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