What is your South Shore home worth in 2026?
Free estimate using comparable sales in Brossard, Boucherville, Saint-Bruno and more
Get my free property estimate →Montreal’s South Shore has emerged as one of Quebec’s most dynamic real estate markets in 2026. With median single-family prices ranging from $540,000 in Longueuil to $660,000 in Saint-Bruno-de-Montarville, the region offers a wide spectrum of options for buyers and sellers alike. The arrival of the REM (Réseau express métropolitain), combined with sustained population growth and strong employment, has fueled consistent appreciation across all South Shore municipalities. For homeowners, this means your property may be worth significantly more than you think. For buyers, understanding the price differences between cities is essential to making an informed decision. This guide provides a comprehensive city-by-city analysis using the latest QPAREB and CMHC data.
1. Median home prices by South Shore city
The following table presents median single-family home prices for the major South Shore cities in Q1 2026, based on QPAREB transactional data:
| City | Single-family | Condo | YoY change |
|---|---|---|---|
| Brossard | $600,000 | $390,000 | +6% |
| Boucherville | $640,000 | $405,000 | +5% |
| Saint-Bruno | $660,000 | $420,000 | +7% |
| Longueuil | $540,000 | $360,000 | +5% |
| Saint-Lambert | $720,000 | $430,000 | +4% |
| Sainte-Julie | $560,000 | $350,000 | +6% |
| Chambly | $510,000 | $330,000 | +5% |
Saint-Lambert commands the highest prices on the South Shore at $720,000 for single-family homes, driven by its prestigious reputation, proximity to the Champlain Bridge, and charming village-like downtown. However, the three cities seeing the most buyer interest in 2026 are Brossard, Boucherville, and Saint-Bruno, thanks to their combination of modern amenities, good schools, and improving transit infrastructure.
For those looking at the broader South Shore market trends, including rental and investment opportunities, read our comprehensive guide on South Shore real estate market 2026.
2. Brossard: REM impact and market trends
Brossard is the South Shore city most transformed by the REM. The new light metro system connects Brossard to downtown Montreal in approximately 20 minutes, fundamentally changing the area’s commuting dynamics. According to CMHC analysis, properties within 1 kilometer of a REM station have appreciated 8–12% faster than properties further away over the past two years.
The median single-family price in Brossard sits at $600,000 in Q1 2026, up 6% year-over-year. The city’s condo market is also booming, with several new developments near the REM stations in the Quartier DIX30 area pushing the condo median to $390,000. Brossard’s diverse population, excellent Asian cuisine scene, and proximity to major shopping centers like DIX30 make it attractive to both families and young professionals.
The Solar Uniquartier development near the REM Panama station is adding thousands of new residential units, which is creating a denser, more urban neighborhood that contrasts with Brossard’s traditional suburban character. For sellers, this increased density and transit access translates to higher property values. The average days on market for a single-family home in Brossard is just 30 days, reflecting strong demand.
3. Boucherville: family premium and green spaces
Boucherville consistently ranks among the most desirable suburbs in Greater Montreal. With a median single-family price of $640,000 (+5% year-over-year), it attracts families seeking excellent schools, safe neighborhoods, and abundant green spaces including the popular Parc national des Îles-de-Boucherville along the St. Lawrence River.
The city benefits from direct highway access to Montreal via Route 132 and the Louis-Hippolyte-La Fontaine tunnel (recently renovated). Employment is strong locally, with the Boucherville industrial park hosting major employers. This allows some residents to work close to home, reducing commute dependency.
Boucherville’s housing stock is predominantly single-family homes built in the 1980s and 1990s, offering generous lot sizes and mature landscaping. Newer developments in the eastern sector feature contemporary townhouses and condos in the $400,000 to $500,000 range. The city has a low vacancy rate of just 1.3% (CMHC), which also supports strong property values for owners considering selling.
4. Saint-Bruno-de-Montarville: the top-tier South Shore suburb
Saint-Bruno commands the highest single-family prices among the three featured cities at $660,000, with year-over-year appreciation of 7% — the fastest on the South Shore. This premium reflects the city’s exceptional quality of life: Mont-Saint-Bruno national park, top-rated schools, a charming old town center, and a strong sense of community.
The city’s real estate market is characterized by limited inventory and high demand. In Q1 2026, the average days on market for a single-family home in Saint-Bruno was just 25 days, with 40% of properties receiving multiple offers. The sales-to-new-listings ratio stands at 72%, firmly in seller’s market territory.
For sellers in Saint-Bruno, the current market represents an excellent opportunity to maximize their property’s value. The limited inventory means well-priced homes attract strong offers quickly. Buyers should be prepared to act fast and come with competitive offers. Pre-approval is essential in this market — for current mortgage rate information, see our guide on mortgage rates in March 2026.
5. Borrowing capacity: can you afford a South Shore home?
Understanding your borrowing capacity is crucial before shopping on the South Shore. Here is a detailed calculation for a typical Brossard purchase:
Borrowing capacity — Brossard single-family at $600,000
Purchase price: $600,000
Down payment (20%): $120,000
Mortgage amount: $480,000 at 4.29% over 25 years
Monthly mortgage payment: $2,616
Property taxes: ~$400/month
Heating: ~$200/month
Total monthly housing cost: $3,216
GDS ratio at 32%: minimum household income = $3,216 × 12 / 0.32 = $120,600/year
Note: stress test at qualifying rate ~6.29% may require higher income. Consult a mortgage broker for exact pre-approval.
At the qualification rate used for the stress test (contract rate + 2%, or 5.25%, whichever is higher), a household needs approximately $120,600 in annual gross income to qualify for a $600,000 Brossard home with 20% down. This is achievable for many dual-income households in the Montreal metropolitan area, where the median household income is approximately $95,000.
For buyers with less than 20% down payment, CMHC mortgage insurance applies. On a $600,000 purchase with 10% down ($60,000), the insurable mortgage of $540,000 plus the CMHC premium of approximately $16,740 (3.10%) brings the total financed amount to $556,740. The monthly payment increases to approximately $3,034, and the required income rises accordingly. First-time buyers may also benefit from the FHSA (First Home Savings Account) for the down payment.
If your budget is tighter, consider Chambly ($510,000) or Longueuil ($540,000) as more affordable alternatives that still offer South Shore lifestyle benefits. The income required drops to approximately $102,000 for a Chambly purchase with 20% down, making homeownership accessible to a broader range of buyers.
Selling your South Shore home? Know its true value first.
Free comparable-based estimate for Brossard, Boucherville, Saint-Bruno and all South Shore cities
Get my free property estimate →Frequently asked questions — South Shore home valuation 2026
What is the median home price on the South Shore of Montreal in 2026?
The median single-family home price on the South Shore varies by city: Brossard $600,000, Boucherville $640,000, Saint-Bruno-de-Montarville $660,000, and Longueuil $540,000 in Q1 2026 according to QPAREB data. The overall South Shore median is approximately $580,000.
Which South Shore city has the highest home prices?
Saint-Bruno-de-Montarville has the highest median single-family price on the South Shore at $660,000 in 2026. It is followed by Boucherville at $640,000 and Brossard at $600,000. These premium prices reflect the cities' excellent schools, green spaces, and family-friendly environment.
How does the REM affect South Shore home values?
The Reseau express metropolitain (REM) is expected to increase home values in nearby South Shore areas by 5-10% according to CMHC studies. Properties within 1 km of a REM station in Brossard have already seen above-average appreciation. The REM reduces commute times to downtown Montreal to approximately 20 minutes.
Is the South Shore a good investment in 2026?
The South Shore offers strong investment potential in 2026 with 5-7% annual appreciation, prices 25-32% below Montreal, improving transit infrastructure (REM), and growing population. Rental demand is also strong with vacancy rates below 2% across most South Shore cities.
How much income do you need to buy a home on the South Shore?
For a $600,000 home in Brossard with 20% down ($120,000), the mortgage is $480,000. At 4.29% over 25 years, monthly payments are approximately $2,616. Using the standard 32% gross debt service ratio, you need a minimum household income of approximately $98,100 per year.
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