Plex Price Map — North Shore (Rive-Nord) 2026

How much is a plex worth on the North Shore (Rive-Nord) in 2026?

According to the APCIQ (April 2026 monthly report, Centris data), the median price for 2-to-5-unit plex properties in the North Shore of Montréal sector is $763,500. That represents a +9% year-over-year increase — a notable acceleration that exceeds the provincial average ($720,000 for Québec) and reflects sustained demand for multi-unit properties outside the island.

For context:

• Province of Québec: $720,000 (median, 2–5 unit plex)
• Greater Montréal Area (CMA): $865,000 (~45 days on market)
• Island of Montréal: $900,000 (~48 days)
• Laval: $820,000 (~52 days, cumulative sales +7%)
• North Shore (Rive-Nord) of Montréal: $763,500, +9%, ~25 days (recent)
• South Shore (Rive-Sud) of Montréal: $819,000, ~34 days
• Laurentians (Saint-Jérôme): $640,000, +14% year-over-year

The result: buying or selling a plex on the North Shore (Rive-Nord) remains significantly more affordable than in Montréal or Laval, with a short days-on-market that reflects limited supply against growing investor demand.

Why a plex price depends on more than just the neighbourhood

A plex is not a house. A buyer purchasing a plex is not buying a location — they are buying a revenue stream. That is why real estate investment professionals use the income approach rather than the residential comparables method to value an income property.

The three key ratios

1. The Cap Rate (Capitalization Rate): This is the ratio between net operating income (NOI) and the property's value. On the North Shore (Rive-Nord), the typical cap rate falls between 4.5% and 5.5%. A cap rate above 5.5% indicates strong cash flow in the current market. Formula: Value = NOI ÷ Cap Rate. Use our cap rate calculator to model your property.

2. The NOI — Net Operating Income: Annual gross revenues minus normalized expenses (taxes, insurance, maintenance, management, provisions). A duplex generating $2,400/month in gross rents may show an NOI of $18,000–$22,000 after expenses.

3. The GRM — Gross Rent Multiplier: Value ÷ annual gross revenues. On the North Shore (Rive-Nord), the GRM typically falls between 12 and 14 times gross revenues. A triplex at $2,800/month in gross rents ($33,600/year) → indicative value: $403,000–$470,000 by the GRM method. To go further: is your plex profitable?

Which North Shore (Rive-Nord) cities offer the best returns?

The answer is not what you might expect: it is not the most expensive cities that offer the best returns. The cap rate depends on the ratio between rental revenues and the purchase price.

Best return conditions (potentially higher cap rate):

• Saint-Jérôme: Laurentians sector median at $640,000, rising sharply (+14%). Lower rents but lower purchase prices can deliver a cap rate above 5.5%.
• Deux-Montagnes, Mirabel (rural sectors): more affordable within the North Shore sector, with growing rental demand.

Markets with strong appreciation and liquidity:

• Blainville, Rosemère, Lorraine, Boisbriand: prices at the top of the North Shore sector range, driven by strong residential demand that supports rents. High liquidity.
• Terrebonne, Mascouche, Repentigny: active market, good liquidity, prices at the sector median.

In practice, a specific plex's return depends more on in-place rents (at market or below market), actual expenses and the building's condition than on the city. A plex with below-market rents in an "affordable" city may have a worse cap rate than a renovated plex with updated rents in a pricier sector. To check: use our is your plex profitable? tool.

Is the North Shore (Rive-Nord) plex market rising in 2026?

Yes, clearly. APCIQ data from April 2026 show a +9% year-over-year gain for the North Shore of Montréal sector (median at $763,500). The median days on market has shortened to approximately 25 days for recent transactions (year-to-date cumulative: ~41 days), indicating a seller's market.

The Laurentians region is rising even more sharply: +14% year-over-year (median $640,000, June 2025 barometer). In Laval, the increase is more moderate but cumulative sales volumes are up +7% for the 2026 year-to-date.

Three structural factors support this trend:

1. Rental pressure: the vacancy rate remains very low on the North Shore (Rive-Nord), pushing rents higher and improving NOI.
2. Capital flight from the island: investors are leaving Montréal (cap rates of 4–5%) for markets offering better returns on the North Shore (Rive-Nord) (4.5–5.5%).
3. Relative affordability: a triplex at $763,500 on the North Shore remains significantly cheaper than its equivalent at $900,000 on the island of Montréal, attracting both investors and owner-occupants.

How do I find out the exact value of MY plex?

The sector median provides an anchor, not an answer. The precise value of your plex depends on:

• Its actual net revenues: current gross rents − normalized expenses = NOI
• Revenue potential: rents below or at market, opportunities to increase
• Building condition: deferred maintenance, roof, foundation, mechanical systems
• Existing leases: long-term leases, clauses, tenants in place
• Available financing: CMHC/MLI Select eligibility, current rates

For a rigorous appraisal, start with our tools: cap rate calculator and the is your plex profitable? page. Then submit your property to ImmoMulti — as a direct buyer, we provide a firm offer in 48 hours, with no commission and no obligation. It is the fastest way to know what a serious buyer is prepared to pay today.