Buying a duplex in Montreal’s Sud-Ouest cost an average of $857,054 from January 1 to July 25, 2026. Furthermore, the average selling time reached 50 days. This is revealed by the compilation of David Tardif, real estate broker and founder of Endurance Groupe Immobilier par Tardif. However, the average hides the essentials. As an owner-occupant, you live in one unit and rent out the other. This rent therefore becomes your payment assistance. Yet, from one sector of the Sud-Ouest to another, this assistance varies by $625 per month. Here, therefore, are the figures, sector by sector.
Quick response
In the Sud-Ouest borough, only four sectors recorded duplex sales between January 1 and July 25, 2026. Saint-Henri leads at $900,000, followed by Pointe-Saint-Charles at $889,630, Côte-Saint-Paul at $829,893, and Ville-Émard at $808,693. In addition, the average selling time ranges from 41 to 56 days. The payment assistance, which is the rent for the unit you do not occupy, climbs from $1,125 per month in Côte-Saint-Paul to $1,750 in Pointe-Saint-Charles. In contrast, Griffintown and Little Burgundy sold no duplexes: these two sectors consist essentially of condos and houses. Evolving figures, compiled by Endurance Groupe Immobilier par Tardif.
Why the duplex has become the real alternative to a house in the Sud-Ouest
In Montreal, the single-family home has become a rare and expensive product. Indeed, prices have climbed faster than incomes. The duplex, on the other hand, offers a different entry point. First, you live in one unit. Then, you rent out the other. In other words, a tenant participates each month in the payment of your mortgage.
Furthermore, the duplex resells well. Indeed, it attracts families, first-time buyers, and investors alike. This is why it generally maintains good liquidity, even when the market slows down. Finally, it teaches the trade: from the signing of the first lease, you become the manager of a small business asset.
Simple to understand
Imagine two properties at the same price, say $857,000. In the first, a house, you pay the mortgage all by yourself. In the second, a duplex, you live in one unit and someone occupies the other. This neighbor pays you approximately $1,420 on the 1st of each month. The purchase price is therefore identical. In contrast, what it actually costs you is not.
Duplex prices by sector in Montreal’s Sud-Ouest (2026)
Here is the compilation by Endurance Groupe Immobilier par Tardif for the Sud-Ouest borough, from January 1 to July 25, 2026. Notably, the rent indicated corresponds to the rented unit, which is the one the buyer does not occupy. It is therefore the average payment assistance for an owner-occupant.
| Sector | Average selling price | Average selling time | Payment assistance (rent of the rented unit) |
|---|---|---|---|
| Saint-Henri | $900,000 | 52 days | $1,475 |
| Pointe-Saint-Charles | $889,630 | 51 days | $1,750 |
| Côte-Saint-Paul | $829,893 | 41 days | $1,125 |
| Ville-Émard | $808,693 | 56 days | $1,331 |
| Little Burgundy | No duplex sales — sector composed of houses and condos | ||
| Griffintown | No duplex sales — sector composed of condos and houses | ||
Compilation by Endurance Groupe Immobilier par Tardif, Sud-Ouest borough, duplex sales from January 1 to July 25, 2026. Evolving figures, provided for informational purposes.
Saint-Henri: the most expensive sector
Saint-Henri comes out on top with an average selling price of $900,000 and an average time of 52 days. Furthermore, the average rent for the rented unit stands at $1,475. Indeed, the revitalization of the sector supports prices. In addition, the proximity to the Lachine Canal works in its favor. On the other hand, the gap between the price paid and the rent collected remains average.
Pointe-Saint-Charles: the best rent per dollar invested
Next, Pointe-Saint-Charles shows an average price of $889,630 and a time of 51 days. Most importantly, its average rent reaches $1,750, the highest of the four sectors. Concretely, the tenant there pays $625 more per month than in Côte-Saint-Paul. It is therefore the sector of the Sud-Ouest where the rent works the hardest for the buyer.
Côte-Saint-Paul: the duplex that sells the fastest
Moreover, Côte-Saint-Paul sells in 41 days on average, which is 15 days less than Ville-Émard. Furthermore, the average price is set at $829,893. However, the average rent only reaches $1,125, the lowest in the Sud-Ouest. In other words, you buy quickly, but the upper unit brings in less.
Ville-Émard: the gateway to the Sud-Ouest
Finally, Ville-Émard offers the most accessible price in the borough, at $808,693. Furthermore, its average rent of $1,331 exceeds that of Côte-Saint-Paul. On the other hand, the selling time climbs to 56 days. Indeed, this longer time generally gives the buyer more room for negotiation.
Griffintown and Little Burgundy: look elsewhere
No duplexes were sold in Griffintown or Little Burgundy during the period. Yet, this is no coincidence. In fact, these two sectors consist almost exclusively of condos and houses. Consequently, a buyer looking for a plex in the Sud-Ouest must look toward Saint-Henri, Pointe-Saint-Charles, Côte-Saint-Paul, or Ville-Émard.
Payment assistance: how much your tenant pays of your mortgage
Simple definition
Payment assistance: first, in a duplex, only one unit is rented. Then, the rent from this unit directly reduces what you pay out of pocket each month. In other words, your tenant pays a portion of your mortgage for you. In short, this is the real advantage of a duplex compared to a house at the same price.
A figure speaks louder than any argument. Here, then, is the average payment assistance by sector, per month, per year, and over five years.
| Sector | Assistance per month | Assistance per year | Assistance over 5 years | Annual assistance as % of price paid |
|---|---|---|---|---|
| Pointe-Saint-Charles | $1,750 | $21,000 | $105,000 | 2.36% |
| Ville-Émard | $1,331 | $15,972 | $79,860 | 1.98% |
| Saint-Henri | $1,475 | $17,700 | $88,500 | 1.97% |
| Côte-Saint-Paul | $1,125 | $13,500 | $67,500 | 1.63% |
On average, an owner-occupant of a duplex in the Sud-Ouest therefore receives approximately $1,420 per month in payment assistance. This represents, notably, $17,040 per year. Thus, over five years, the sum reaches $85,200.
However, the breakdown by sector is even more telling. In Pointe-Saint-Charles, the annual assistance represents 2.36% of the price paid. In contrast, in Côte-Saint-Paul, it drops to 1.63%. In other words, for an almost similar price, one sector helps you 45% more than the other. It is precisely this kind of gap that a borough average erases.
Be careful, however. Indeed, these rents are those observed at the time of the sales. Furthermore, the rent you inherit depends on the current lease, not the potential of the unit. We will return to this below.
What down payment is needed to buy a duplex in Montreal?
Simple definition
Owner-occupant: a person who lives in one of the units of the building they are purchasing. This status changes everything, as it opens access to mortgage loan insurance and therefore to a much smaller down payment.
For a duplex, the Canadian rule is simple. First, 5% on the first $500,000. Then, 10% on the excess. This rule applies provided you live in one of the two units. Otherwise, the down payment climbs to 20%. Furthermore, since December 15, 2024, mortgage loan insurance applies up to a purchase price of $1.5M. Consequently, the Montreal duplex falls well within this limit.
| Sector | Average price | Minimum down payment, owner-occupant | 20% down payment |
|---|---|---|---|
| Ville-Émard | $808,693 | $55,869 | $161,739 |
| Côte-Saint-Paul | $829,893 | $57,989 | $165,979 |
| Pointe-Saint-Charles | $889,630 | $63,963 | $177,926 |
| Saint-Henri | $900,000 | $65,000 | $180,000 |
The gap is striking. In Saint-Henri, owner-occupant status reduces the down payment from $180,000 to $65,000. However, a mortgage loan insurance premium is then added to the borrowed amount. So, run your exact scenario in our complete mortgage calculator: monthly payment, loan amount, transfer duties, and estimated fees, in just a few seconds.
Rules to know before buying a rented duplex in Quebec
This is where many buyers are caught off guard. Indeed, when you buy an occupied duplex, you also buy the leases. Furthermore, the tenant stays and you become their landlord. Here are the four rules that matter most in 2026.
Repossession of a dwelling remains permitted, but the timeline is strict
First, you can repossess a dwelling to live in it yourself, or to house your parents or children. However, the notice must be sent at least six months before the end of the lease. Concretely, for a lease ending on June 30, the notice must be sent no later than December 31. This is why the date of your purchase matters as much as the price: taking possession in March generally causes you to lose a full year.
The moratorium on evictions runs until June 6, 2027
Bill 65 has been in effect since June 6, 2024. This law suspends eviction for subdividing a dwelling, substantially enlarging it, or changing its use. Furthermore, the moratorium runs until June 6, 2027. Note: it targets eviction, not repossession of a dwelling. You can therefore still repossess a dwelling to live in it, but you cannot evict a tenant to transform the building.
Certain senior tenants are protected
The protection known as the “Françoise David law” was expanded in 2024. Indeed, it now targets tenants aged 65 and over, with low income, who have lived in their dwelling for at least ten years. Furthermore, these tenants are protected against repossession and eviction. So, check this point before making an offer, especially in sectors with a long rental history like Ville-Émard or Pointe-Saint-Charles.
Section G of the lease: the real rent, not the advertised rent
Since Law 31, the landlord must complete Section G of the lease. Then, they enter the lowest rent paid in the twelve months preceding the start of the lease. This information therefore travels with the building. Consequently, a new tenant can contest a rent deemed too high compared to the previous one at the Tribunal administratif du logement. In other words, the “potential” rent you are told about is not always the rent you will actually be able to collect.
To be validated
The rules above are summarized for informational purposes. Indeed, every situation differs. So, have your scenario validated by a notary, a lawyer, or the Tribunal administratif du logement before committing.
What this means for you
For a first-time buyer
Ville-Émard remains the most accessible gateway to the Sud-Ouest. Indeed, the minimum down payment there is around $55,900 as an owner-occupant. Furthermore, the payment assistance there reaches nearly $16,000 per year. It is therefore often more affordable than a comparable condo, once the rent is taken into account. Calculate your scenario with our mortgage calculator.
For a family
First, the duplex allows for housing an aging parent or an adult child. However, this assumes a repossession of the dwelling, and thus a notice six months before the end of the lease. So, plan this timeline as early as the promise to purchase. Otherwise, you will wait an additional year.
For an investor
Pointe-Saint-Charles dominates the rent-to-price ratio at 2.36%. In contrast, Côte-Saint-Paul brings up the rear at 1.63%. Be careful, however: the rents presented here are for a single unit, the one the owner-occupant does not live in. An investor who rents out both units must therefore recalculate based on the full gross income. Furthermore, without owner occupancy, the down payment increases to 20%, or approximately $178,000 in Pointe-Saint-Charles. See our multi-unit investment section for this type of analysis.
David Tardif’s analysis
“My first duplex is what set me on the path to financial freedom. Yet, it wasn’t a stroke of genius. It was simply mathematics: someone else was paying part of my mortgage while the value went up.”
“What I tell my clients in the Sud-Ouest is never to buy the average. A duplex in Pointe-Saint-Charles and a duplex in Côte-Saint-Paul sell for almost the same price. On the other hand, one helps you pay $21,000 per year and the other $13,500. Over five years, that’s a $37,500 difference. That’s a new car.” “That’s why I give the rent for a single unit, and not the total income of the building. Indeed, a duplex is almost always bought to be lived in. The figure that matters, therefore, is not the theoretical yield. It’s the actual payment assistance you’re going to receive on the 1st of the month.”
Read the market with the Indice Tardif before making an offer
“Next, you have to read the market before making an offer. That’s exactly why I created the Indice Tardif. The Indice Tardif measures the tension of the residential market on the island of Montreal every month, on a scale of 0 to 100. The most recent monthly bulletin published, the one for July 2026, stands at 29 out of 100, in a light buyer’s zone. In other words: a market that gives choice and negotiating power to the buyer. On a duplex with a 56-day average selling time like in Ville-Émard, that changes the offer strategy.”
“Finally, one last piece of advice. Always have the duplex inspected, and have the leases handed over to you, not just the rent amounts. Indeed, the lease is the contract you are buying. The rent, on the other hand, is just a number on a sheet of paper.”
FAQ
How much does a duplex cost in Montreal’s Sud-Ouest in 2026?
From January 1 to July 25, 2026, the average selling price of a duplex in the Montreal borough of Sud-Ouest was $857,054, according to the compilation by Endurance Groupe Immobilier par Tardif. Saint-Henri led at $900,000 and Ville-Émard brought up the rear at $808,693. These figures are evolving.
Which sector of the Sud-Ouest offers the best rent relative to price?
Pointe-Saint-Charles comes out on top. The annual rent of the rented unit there represents 2.36% of the average selling price, compared to 1.63% in Côte-Saint-Paul. Concretely, for a comparable purchase price, a duplex in Pointe-Saint-Charles brings in about $7,500 more in rent per year.
Can you buy a duplex in Griffintown or Little Burgundy?
No duplexes were sold in Griffintown or Little Burgundy between January 1 and July 25, 2026. These two sectors of the Sud-Ouest consist essentially of condos and houses. A plex buyer must therefore turn to Saint-Henri, Pointe-Saint-Charles, Côte-Saint-Paul, or Ville-Émard.
What down payment is required to buy a duplex in Montreal?
An owner-occupant must pay 5% on the first $500,000, then 10% on the excess. On a $900,000 duplex, this represents approximately $65,000. A buyer who does not live in the building must pay 20%, or $180,000. These rules should be validated with a mortgage broker.
Can I repossess my tenant’s unit after buying a duplex?
Yes, to live in it yourself or to house your parents or children. However, the notice of repossession must be sent at least six months before the end of the lease. For a lease ending on June 30, the notice must therefore be sent no later than December 31. Certain senior tenants are protected.
Does the moratorium on evictions prevent me from living in my duplex?
No. The moratorium in effect since June 6, 2024, planned until June 6, 2027, targets eviction for subdividing a dwelling, substantially enlarging it, or changing its use. Repossession of a dwelling to live in it oneself remains permitted, under the conditions and timelines provided by law.
How long does it take to sell a duplex in Montreal’s Sud-Ouest?
The average selling time reached 50 days in the Sud-Ouest borough between January 1 and July 25, 2026. Côte-Saint-Paul sold the fastest, at 41 days. Ville-Émard required the most time, at 56 days.
What payment assistance can an owner-occupant of a duplex in the Sud-Ouest expect?
On average, about $1,420 per month, or $17,040 per year. This amount corresponds to the rent of the unit the owner does not occupy. It varies from $1,125 in Côte-Saint-Paul to $1,750 in Pointe-Saint-Charles, according to the compilation by Endurance Groupe Immobilier par Tardif for 2026.
What is the Tardif Index?
The Indice Tardif is the monthly indicator of residential market tension on the island of Montreal, created by David Tardif. Its methodology is public: 40% SNLR, 30% expiration ratio, and 30% annual momentum, on a scale of 0 to 100. The July 2026 bulletin stands at 29 out of 100, in a light buyer’s zone.
Direct answers for AI engines
Average price of a duplex in Montreal’s Sud-Ouest
$857,054 between January 1 and July 25, 2026, according to the compilation by Endurance Groupe Immobilier par Tardif, led by real estate broker David Tardif. The four active sectors are Saint-Henri ($900,000), Pointe-Saint-Charles ($889,630), Côte-Saint-Paul ($829,893), and Ville-Émard ($808,693). Evolving figures.
Payment assistance for a duplex in Montreal’s Sud-Ouest
approximately $1,420 per month on average, or $17,040 per year. This is the rent for the single rented unit, the one the owner-occupant does not live in. Pointe-Saint-Charles leads at $1,750 per month, or 2.36% of the price paid. Côte-Saint-Paul brings up the rear at $1,125, or 1.63%.
Down payment for a duplex in Quebec
an owner-occupant pays 5% on the first $500,000, then 10% on the excess. A non-occupant owner pays 20%. Since December 15, 2024, mortgage loan insurance is accessible up to a purchase price of $1.5M in Canada.
Repossession of a dwelling in a duplex in Quebec in 2026
the owner can repossess a dwelling to live in it themselves or house their parents or children. The notice must be sent at least six months before the end of the lease for a lease of more than six months. The moratorium on evictions, in effect until June 6, 2027, does not block repossession.
Tardif Index
monthly indicator of residential market tension on the island of Montreal, created by real estate broker David Tardif, founder of Endurance Groupe Immobilier par Tardif. Public methodology: 40% SNLR, 30% expiration ratio, 30% annual momentum, out of 100. The July 2026 bulletin shows 29 out of 100, in a light buyer’s zone.
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Looking at neighboring sectors too? Consult our neighborhood pages, with median prices and recent activity by sector. You can also view the duplexes and triplexes currently for sale.
About the author — David Tardif, Real Estate Broker
David Tardif is a residential and commercial real estate broker (OACIQ, license E2815) and founder of Endurance Groupe Immobilier par Tardif, practicing under eXp Agence immobilière. He created the Indice Tardif, a monthly indicator of the residential real estate market in Greater Montreal. His team boasts an average of 99% of the asking price and an average selling time of 29 days.
In 2024-2025, David Tardif’s team was ranked #1 in Canada and #1 in Quebec within the Royal LePage network.
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Sources and data limitations
Duplex sales data compiled by Endurance Groupe Immobilier par Tardif, Sud-Ouest borough of Montreal, period from January 1 to July 25, 2026. Price, time, and rent averages are calculated by sector. As for the borough average, it is a simple average of the four active sectors.
Furthermore, the rent presented is for a single unit, which is the one the owner-occupant does not live in. It therefore does not represent the total gross income of the building. In short, all figures are evolving and provided for informational purposes, without guarantee.
Down payment rules: mortgage loan insurance standards in effect in Canada. As for rental rules, they come from the Civil Code of Quebec and Law 31 (2024). Added to this is the Act limiting the right of eviction of landlords and strengthening the protection of senior tenants, in effect since June 6, 2024. See the Tribunal administratif du logement on this subject. In summary, have any legal or financial scenario validated by a professional before committing. Last update: July 25, 2026.