Real estate brokers who know Beauharnois
Annie and Jasmin each have more than 10 years of real estate experience. We know the streets where plexes rent well in Beauharnois, and the building sales in the area.
Buying a plex in Beauharnois
Duplex, triplex or multi-family building: we go over the leases and the numbers with you before you make an offer to purchase.
Annie Payant & Jasmin MorinReal estate brokers · RE/MAX du Cartier
5.0 · 113 Google reviewsThe real income
Current leases, vacant units, actual expenses: we recalculate the income before talking about price.
The multiplier and comparables
Gross income multiplier, price per door and sales of comparable buildings: is the asking price justified?
A business perspective
Trained in finance and marketing at HEC Montréal, Jasmin helps you assess a building as a business project.
At a glanceBeauharnois
Population (2021)13,638
Montreal≈ 40 minutes from downtown by car
TransportationHighway 30 · Routes 132, 205 and 236 · exo buses
MRCMRC de Beauharnois-Salaberry
Investing in Beauharnois
Rental potential in Beauharnois
Industry and major employers, including the Hydro-Québec power station and the OVH data centre, support rental demand. The rental stock includes several plexes and small buildings, especially in the older areas. The downtown core, with its restaurants and shops around the Place du Marché, also offers commercial opportunities.
How we analyze a plex
Gross income multiplier
The asking price compared with the building's income and with plexes sold in the area.
Net income
Actual rents minus taxes, insurance, energy, maintenance and vacancy: what you really keep.
Comparable sales
Plexes recently sold in Beauharnois and the surrounding area, and the price per door, adjusted for the condition of the building.
Municipal assessment
The relationship between the price and the municipal assessment, to help frame an offer.
Before buying a plex in Beauharnois
- The current leases and the renewal notices for each unit.
- Vacant units and market rents in the area.
- The condition of the building: roof, windows, plumbing, electrical and foundation.
- The number of dwellings allowed by the zoning.
- Municipal and school taxes, insurance and energy.
- Financing: the down payment varies depending on the number of units and whether you live in the building.
For an $800,000 plex in Beauharnois, the welcome tax is approximately $10,861. Calculate it for your price →
Centris® statistics
The real estate market in Beauharnois
From January to September 2026, compared with the same period in 2025.
Single-family
- Median price
- $495,000 +3.1% vs. 2025
- Sales
- 118 vs. 99 in 2025
- Average time to sell
- 41 days vs. 37 days in 2025
Condo
- Median price
- $337,500 −1.3% vs. 2025
- Sales
- 19 vs. 41 in 2025
- Average time to sell
- 31 days vs. 48 days in 2025
Plex (2 to 5 units)
- Average price
- $605,607 +18.6% vs. 2025
- Sales
- 27 vs. 26 in 2025
- Average time to sell
- 39 days vs. 54 days in 2025
Source: Centris® — statistics by municipality and property type, revised on October 1, 2026. Average plex price: duplex to quintuplex.
Our favourite spot in Beauharnois
Pointe-du-Buisson, Musée québécois d’archéologie
Museum and national historic site
Set in a maple grove on the water's edge, this national historic site presents archaeological discoveries that bear witness to several thousand years of Indigenous presence. People come for the exhibits as much as for the walk in nature.
Discover Pointe-du-Buisson, Musée québécois d'archéologie →“Pointe-du-Buisson reminds me that, long before the canal and the power station, people were already settling here for the water. It's still what draws people to Beauharnois today.”
Free guide
Buying a property in Beauharnois, step by step
Our free guide (in French) explains how to find the best opportunities in Beauharnois and buy with complete confidence.
Part 1
Before: how to prepare well
Part 2
During: interested in a property?
Part 3
Afterwards: the steps that follow the offer to purchase
“We had exceptional service from start to finish with Annie for the purchase of our first home. She was always available and answered all our questions quickly and with great clarity. Her support was impeccable: she guided us through every step with professionalism and made the process simple and reassuring.”
“I worked with Jasmin to sell one of my condos, and I have to say he is exemplary in his professionalism. His service is truly turnkey, which made the process much easier. He knew how to offer me valuable help at every step. I recommend him without hesitation!”
Frequently asked questions
Real estate in Beauharnois
What drives rental demand in Beauharnois?
The presence of industrial employers, the Hydro-Québec generating station and the OVH data centre, along with access to Highway 30. Plexes in the older areas make up most of the rental stock.
What is the average price of a plex in Beauharnois?
For January to September 2026, 27 plexes (from duplexes to quintuplexes) were sold in Beauharnois, at an average price of $605,607 (source: Centris®). The right price for a building depends above all on its income: always compare the multiplier and the condition of the building.
How do you calculate the return on a revenue property?
Start with the gross income multiplier (price ÷ annual income), then calculate net income: rents minus taxes, insurance, energy, maintenance and vacancy. Then compare with similar buildings sold in the area. A good purchase is judged by actual income, not expected income.
What should you check in the leases before buying a building?
Ask for a copy of every current lease and renewal notice: rent, term, services included, special agreements. Compare the rents with the market in the area and check for vacant units. Leases stay with the building: the buyer takes them on as they are.
How much is the welcome tax on a plex in Beauharnois?
For an $800,000 plex, approximately $10,861 according to the City of Beauharnois's 2026 schedule. Plan for this amount in addition to your down payment, which varies depending on the number of units and whether you will live in the building.
How much is your property worth in Beauharnois?
A free, no-obligation comparative analysis based on recent sales in your area.
Neighbouring areas