The South Shore rental market — Longueuil, Brossard, Saint-Lambert, Saint-Hubert, Boucherville, Greenfield Park — has undergone major transformation since 2023 with the REM rollout. Price gaps between units near a REM station and farther units have widened. Tenant expectations have also evolved.
This article gives the method to set a defensible South Shore price, with sector ranges, REM-specific impact, and adjustments by your unit's features.
Rent ranges by sector (early 2026)
| Sector | 3½ (1 BR) | 4½ (2 BR) | 5½ (3 BR) |
|---|---|---|---|
| Old Longueuil | $1,300 – $1,550 | $1,550 – $1,950 | $1,950 – $2,350 |
| Saint-Hubert (near REM) | $1,350 – $1,600 | $1,700 – $2,100 | $2,100 – $2,500 |
| Saint-Hubert (no REM) | $1,200 – $1,450 | $1,500 – $1,850 | $1,900 – $2,250 |
| Greenfield Park | $1,250 – $1,500 | $1,450 – $1,800 | $1,850 – $2,200 |
| Brossard (Quartier DIX30) | $1,500 – $1,800 | $1,850 – $2,350 | $2,300 – $2,800 |
| Brossard (other sectors) | $1,350 – $1,600 | $1,700 – $2,200 | $2,100 – $2,600 |
| Saint-Lambert | $1,400 – $1,700 | $1,750 – $2,250 | $2,250 – $2,800 |
| Boucherville | $1,400 – $1,650 | $1,700 – $2,150 | $2,100 – $2,600 |
REM effect — a decisive lever
The REM has redefined South Shore rental geography. Rents near stations are significantly higher than equivalent farther units. Five active or progressively in-service stations:
- Brossard (terminal) — DIX30 area
- Du Quartier — north Brossard
- Panama — Brossard / Saint-Hubert border
- Île-des-Sœurs — for crossing to Montreal
- Plus Saint-Hubert stations (future extension) — price anticipation already
| Distance to REM | Rent impact |
|---|---|
| < 500 m (8 min walk) | +$200 to +$400/mo |
| 500 – 1,000 m (10–15 min) | +$100 to +$250/mo |
| 1,000 – 1,500 m (15–20 min) | +$50 to +$150/mo |
| > 1,500 m | No significant REM impact |
Demand profile on South Shore
South Shore market attracts profiles different from central Montreal:
- Families with children — seek space, schools, parks, quiet
- Young professionals with REM — seek station proximity + unit quality
- Brossard / DIX30 corporate profiles — seek prestige, services, security
- Anglophone profiles (Saint-Lambert, Greenfield Park) — seek traditionally bilingual area
- Established couples in transition — leaving Montreal for more space
Adjustments for your specific unit
| Feature | Typical adjustment |
|---|---|
| Indoor parking included | +$75 to +$150/mo |
| Outdoor parking (1 spot) | +$25 to +$75/mo |
| Central A/C | +$50 to +$100/mo |
| Heating included | +$100 to +$200/mo |
| Private yard or terrace | +$50 to +$150/mo |
| Building pool / gym access | +$75 to +$150/mo |
| Recent kitchen + bath reno (under 3 years) | +$150 to +$300/mo |
| Unit in catchment of good school (families) | +$50 to +$100/mo |
| Open view (high floors) | +$50 to +$150/mo |
The 'bilingual' test in Saint-Lambert and Greenfield Park
In Saint-Lambert and Greenfield Park, a significant share of rental demand is anglophone. A French-only listing can limit the qualified candidate pool by 30-40%. In Brossard, especially DIX30, this also applies for international corporate profiles.
5-step pricing method
- 1Identify 8-12 ACTIVE listings within 1 km, similar in size and layout.
- 2Compute the average and median range of active rents.
- 3Position your unit per features (adjustments above).
- 4Add REM impact if applicable (mandatory listing mention).
- 5For first 7 days, set price in the medium zone — adjust if insufficient volume.
South Shore seasonality
South Shore is less concentrated on July 1 than Montreal. Leases run year-round, with two peaks:
- May to August — primary peak (moves, transfers)
- September to October — second peak (UdeS Longueuil, CEGEP back-to-school)
- November to February — quietest period — adjust price down
- March to April — gradual recovery
South Shore-specific mistakes
- 1Ignoring REM in pricing — Brossard and Saint-Hubert near REM are not average Brossard/Saint-Hubert.
- 2Forgetting parking — on South Shore, no parking = very hard to rent.
- 3French-only listings in Saint-Lambert or Greenfield Park — major pool loss.
- 4Comparing Saint-Lambert to Hochelaga — different markets.
- 5Underestimating new-development competition (DIX30 new buildings) — adjust accordingly.