South Shore Montreal Real Estate Market Spring 2026

Montreal’s South Shore is increasingly establishing itself as a serious alternative to the island for Quebec buyers seeking more space and quality of life. In spring 2026, buoyed by the Bank of Canada’s policy rate at 2.25% and the arrival of the REM, the region is displaying remarkable momentum. From Longueuil to Boucherville, Brossard to Saint-Bruno, each sector presents a distinct profile. This article provides a detailed analysis of prices, trends, inventory levels, and opportunities for families and investors alike. If you are considering a purchase on the South Shore, see our complete guide to buying in Brossard in 2026 for a deeper look at this key sector.

General Portrait of the South Shore in Spring 2026

Montreal’s South Shore encompasses a collection of cities and boroughs located south of the St. Lawrence River, accessible via the Champlain, Samuel De Champlain, Jacques-Cartier, and Victoria bridges, as well as the new Réseau express métropolitain (REM). With a population exceeding 900,000 in the Longueuil agglomeration and surrounding municipalities, the South Shore represents nearly a quarter of the Montreal metropolitan region.

In Q1 2026, QPAREB data shows that transaction volume on the South Shore increased 16% compared to the same period in 2025, outpacing the 14% growth observed on the island of Montreal. The successive rate cuts—from 5.00% in June 2024 to 2.25% in April 2026—have particularly benefited South Shore buyers, where lower entry prices make it easier to absorb mortgage costs.

The five-year fixed rate is available around 3.69% and the variable rate around 3.35% (prime rate of 4.45%). For a $490,000 property with 10% down, the monthly mortgage payment on a variable rate comes to approximately $2,180, versus $2,340 on a fixed rate—amounts significantly more manageable than on the island, where the $560,000 median price generates payments of $2,490 to $2,680.

Longueuil: The Best Value Proposition

Longueuil, the central city of the agglomeration, offers the best value for money on the South Shore for buyers seeking proximity to Montreal. The median price for single-family homes in spring 2026 stands at approximately $490,000, which is 12% below the Montreal median of $560,000. Condos trade around $370,000, compared to $420,000 on the island.

Old Longueuil is particularly attractive to young families and professionals thanks to its metro station (yellow line), tree-lined streets, and historic commercial core. Prices there run slightly above the median, around $510,000 for single-family homes, but properties sell quickly—the median days on market is 32 compared to 42 days for Longueuil as a whole.

The Saint-Hubert sector offers larger lots and slightly lower prices, around $470,000 at the median. The presence of the Saint-Hubert Airport and the development of the airport zone are also attracting commercial projects that are energizing the neighborhood. Greenfield Park, with its anglophone character and well-maintained post-war properties, trades around $485,000 at the median.

Brossard: REM-Driven Growth

Brossard is the sector that has undergone the most spectacular transformation on the South Shore over the past five years. The median price for single-family homes has reached $540,000 in spring 2026, while condos trade around $420,000—a price comparable to the island of Montreal, reflecting strong demand in this area.

The arrival of the REM has radically reshaped the real estate value map in Brossard. Properties located within 1 km of a REM station (notably Brossard–Du Quartier and Panama–Brossard) have experienced appreciation 8 to 12% higher than non-serviced areas since the route was announced. The Solar Uniquartier neighborhood, at the foot of the Du Quartier station, now features residential towers, retail, and public spaces that make it a true suburban downtown.

Brossard’s large Asian community contributes to the cultural and commercial diversity of the area. The Sector C neighborhood (South Brossard) offers 1970s–1980s bungalows on large lots starting from $480,000, while Sector R (North Brossard) features newer properties between $550,000 and $650,000. New condos near REM stations sell between $380,000 and $520,000 depending on floor area.

Boucherville: The Quality-of-Life Premium

Boucherville is considered one of the most affluent cities on the South Shore and commands a significant premium. The median price for single-family homes reaches approximately $600,000 in spring 2026, a premium of 10 to 15% over Brossard and 22% over Longueuil.

This premium is justified by several factors: well-regarded schools, one of the lowest crime rates in the metropolitan region, excellent sports and cultural infrastructure, and proximity to the Boucherville Islands (national park). Old Boucherville, with its heritage homes and cobblestone streets along the river, is the most sought-after sector, with prices that can exceed $750,000.

Condos in Boucherville remain more accessible, around $390,000 at the median, but the selection is more limited compared to Brossard. The median days on market is 35 days for single-family homes, slightly longer than Brossard (30 days) due to higher entry prices.

The REM’s Impact on Saint-Bruno and Brossard

The Réseau express métropolitain (REM) is unquestionably the most transformative factor for the South Shore real estate market in the last decade. The southern branch of the REM now connects Brossard to Montreal’s Central Station in just 15 minutes, a commute that previously took 35 to 50 minutes by bus or car during rush hour.

In Brossard, the Du Quartier and Panama stations are already operational and generating a major ripple effect on surrounding property values and development. QPAREB data shows that condos located within 800 meters of a REM station sell for an average of 18% more than those located beyond 2 km.

For Saint-Bruno-de-Montarville, the impact is still materializing. Although the city does not have a REM station directly on its territory, the proximity of the Panama station in Brossard (a 10-minute drive) has stimulated interest from Montreal buyers. The median price for single-family homes in Saint-Bruno has reached $575,000 in spring 2026, a 7% year-over-year increase. The city is particularly popular with families for its Mont Saint-Bruno, hiking trails, and well-regarded schools.

Inventory Levels and Days on Market

Housing inventory on the South Shore remains tight in spring 2026, though slightly less constrained than on the island of Montreal. The months of inventory (the theoretical time to sell all active listings at the current sales pace) stands at 3.8 months for single-family homes on the South Shore, versus 2.9 months on the island. For condos, the figures are 5.2 months (South Shore) versus 4.6 months (Montreal).

A balanced market typically sits between 6 and 8 months of inventory. The current figures confirm that the South Shore remains a seller’s market, albeit slightly less extreme than the island. Median days on market by city illustrate these disparities: Brossard (30 days), Boucherville (35 days), Longueuil (42 days), Saint-Bruno (38 days), Saint-Lambert (28 days).

Saint-Lambert stands out with the shortest days on market on the South Shore (28 days), reflecting very strong demand for this bilingual city with tree-lined streets, located adjacent to the Victoria Bridge. The median price for single-family homes there reaches $620,000, the highest on the South Shore.

New Construction vs. Resale: What to Choose on the South Shore in 2026

The South Shore offers a broader range of new construction than the island of Montreal, where vacant land is increasingly scarce. Several major developments are underway or recently completed: Solar Uniquartier in Brossard, condo phases near REM stations, and new residential neighborhoods in Saint-Hubert and Carignan.

New construction presents several advantages: the GCR (residential construction guarantee) warranty for 5 years, superior energy performance (compliance with the 2023 Building Code), reduced maintenance costs during the first years, and the ability to customize finishes. However, new construction generally costs 15 to 25% more than resale for comparable square footage. A new 900 sq. ft. condo in Brossard trades between $440,000 and $520,000, compared to $370,000 to $420,000 for resale.

Resale offers different advantages: larger lots (particularly in neighborhoods developed before 2000), established neighborhoods with mature trees, schools and parks already in place, and often better location relative to transportation corridors. The 1970s–1980s bungalows in Longueuil or South Brossard offer excellent renovation potential for buyers willing to invest in modernization.

Best Neighborhoods for Families

Families with children have specific needs: proximity to schools, parks, safety, and adequate living space. On the South Shore, several neighborhoods stand out particularly for this buyer profile.

Boucherville ranks first for families thanks to its well-rated elementary and secondary schools, the nearby Boucherville Islands National Park, and its very low crime rate. The Prairies de Boucherville neighborhood offers townhouses and recent single-family homes (post-2010) starting from $520,000.

Saint-Bruno-de-Montarville is also a top choice for families, with its Mont Saint-Bruno trails accessible on foot from several residential neighborhoods. The Collège de Mont-Saint-Bruno and the area’s elementary schools enjoy an excellent reputation. Old Longueuil offers an interesting compromise for families with a tighter budget, thanks to its metro proximity and prices 15 to 20% lower than Boucherville.

Best Neighborhoods for Investors

Real estate investors have different criteria: rental yield, appreciation potential, and market liquidity. The South Shore offers attractive opportunities across several niches.

For plexes, the Old Longueuil and Saint-Hubert sectors offer the best price-to-yield ratio. Duplexes trade between $580,000 and $700,000, with gross yields of 5.5 to 6.5%—higher than the 4.0 to 5.0% seen on the island of Montreal for the same property type. The median plex price in Greater Montreal sits at $855,000 (+9% year over year), but the South Shore offers more accessible entry points.

For rental condos, Brossard near REM stations presents above-average appreciation potential. Condos acquired between $370,000 and $420,000 can generate monthly rents of $1,800 to $2,200, yielding a gross return of 5.5 to 6.3%. The expected appreciation, driven by the REM effect, could add 3 to 5% per year in capital value.

Comparison with Montreal Island Prices

The question every buyer asks: is it better to buy on the South Shore or on the island? The spring 2026 data allows a clear comparison. For single-family homes, the South Shore offers an average discount of 12 to 22% depending on the sector: Longueuil ($490,000, -12%), Brossard ($540,000, -4%), Boucherville ($600,000, +7% compared to Montreal), and Saint-Hubert ($470,000, -16%).

Boucherville is the exception: it is one of the few South Shore sectors where prices exceed the Montreal median, reflecting the exceptional quality of life this municipality offers. Saint-Lambert, at $620,000 median, is the other notable exception.

For condos, the gap is less pronounced: Longueuil ($370,000, -12%), Brossard ($420,000, comparable to Montreal). Proximity to public transit (metro, REM) narrows the price gap between the South Shore and the island for condos, as condo buyers place particular importance on public transit accessibility.

In terms of space, the South Shore offers a clear advantage. The median lot size for single-family homes is 5,200 sq. ft. in Longueuil and 4,800 sq. ft. in Brossard, compared to only 3,200 sq. ft. in most Montreal boroughs. Homes are also larger on average: 1,650 sq. ft. of living space on the South Shore versus 1,350 sq. ft. on the island.

Outlook and Recommendations for Spring 2026

The South Shore market is expected to maintain its positive momentum throughout spring 2026. Several factors support this trend: continued interest rate reductions (the policy rate could reach 2.00% by year-end according to some economists), the full commissioning of the REM improving connectivity, and the ongoing influx of new residents attracted by the region’s value proposition.

For buyers, our recommendation is to target sectors where appreciation potential remains undervalued. Saint-Hubert and southern Longueuil still offer entry points below $500,000 for livable single-family homes, with upside tied to ongoing development projects. Brossard, while pricier, remains a strategic choice thanks to the REM effect that should continue to push prices upward.

Hamza Taleb, OACIQ-licensed broker at RE/MAX, observes: “The South Shore is at a turning point. The REM has fundamentally changed the perception of the region. Montreal buyers who used to hesitate about crossing the bridge now realize they can reach downtown in 15 minutes while enjoying a home with a yard at a price 10 to 20% lower. That is a value proposition that is hard to beat.”

Frequently Asked Questions

What is the median price for a single-family home in Longueuil in spring 2026?

The median price for a single-family home in Longueuil in spring 2026 is approximately $490,000, about 12% less than on the island of Montreal ($560,000). Old Longueuil is slightly higher (around $510,000), while Saint-Hubert offers more affordable prices around $470,000.

Has the REM increased property prices in Brossard?

Yes, significantly. Properties within 1 km of a REM station in Brossard have appreciated 8 to 12% more than non-serviced areas. Condos within 800 meters of a station sell for an average of 18% more than those located beyond 2 km.

Is Boucherville more expensive than Brossard?

Yes, Boucherville generally commands a 10 to 15% premium over Brossard for single-family homes, with a median price around $600,000 compared to $540,000 in Brossard. This premium reflects school quality, safety, and proximity to the national park.

Should I buy new construction or resale on the South Shore in 2026?

New construction offers the GCR warranty, energy savings, and customizable finishes, but costs 15 to 25% more than resale for comparable square footage. Resale offers larger lots, established neighborhoods, and better location. For a first home, resale often provides the best value. For a long-term investment, new construction near the REM may offer superior appreciation potential.