Real estate brokers who know Beloeil
Annie and Jasmin each have more than 10 years of real estate experience. We know the streets where plexes rent well in Beloeil, and the building sales in the area.
Buying a plex in Beloeil
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 glanceBeloeil
Population (2021)24,104
Montreal≈ 30 to 35 minutes from downtown by car
TransportationHighway 20 · Route 116 · Jordi-Bonet Bridge to Mont-Saint-Hilaire
MRCMRC de La Vallée-du-Richelieu
Investing in Beloeil
Rental potential in Beloeil
Rental demand is supported by a large population, the proximity of two exo stations and an industrial zone along Highway 20. Commercial arteries such as Avenue Duvernay and Vieux-Beloeil attract shops and restaurants. The rental stock includes plexes, multi-unit buildings and apartments above stores. The exo bus connections to Longueuil also widen the pool of tenants.
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 Beloeil 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 Beloeil
- 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 Beloeil, the welcome tax is approximately $11,861. Calculate it for your price →
Centris® statistics
The real estate market in Beloeil
From January to September 2026, compared with the same period in 2025.
Single-family
- Median price
- $625,000 +4.2% vs. 2025
- Sales
- 190 vs. 177 in 2025
- Average time to sell
- 17 days vs. 24 days in 2025
Condo
- Median price
- $426,000 +2.6% vs. 2025
- Sales
- 75 vs. 68 in 2025
- Average time to sell
- 25 days vs. 19 days in 2025
Plex (2 to 5 units)
- Average price
- $821,615 +14.3% vs. 2025
- Sales
- 13 vs. 10 in 2025
- Average time to sell
- 64 days vs. 63 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 Beloeil
Vieux-Beloeil
Historic neighbourhood
Vieux-Beloeil brings together ancestral homes, well-regarded restaurants and a plaza in front of the Saint-Mathieu church, with a view of the Richelieu and Mont Saint-Hilaire. In winter, the Showfrette light weekend brings the neighbourhood to life.
Discover Vieux-Beloeil →“I think the view of the mountain from the church esplanade sums up what makes Beloeil unique.”
Free guide
Buying a property in Beloeil, step by step
Our free guide (in French) explains how to find the best opportunities in Beloeil 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 Beloeil
Is Beloeil a good choice for an investor?
Its population, its industrial zone and the proximity of the exo stations support rental demand. Plexes and mixed-use buildings near commercial arteries should be analyzed based on their actual income.
What is the average price of a plex in Beloeil?
From January to September 2026, 13 plexes (from duplexes to quintuplexes) were sold in Beloeil, at an average price of $821,615 (source: Centris®). The right price for a building depends mostly 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 Beloeil?
For an $800,000 plex, approximately $11,861 according to the City of Beloeil's 2026 table. Plan for this amount in addition to the down payment, which varies depending on the number of units and whether you live in the building.
How much is your property worth in Beloeil?
A free, no-obligation comparative analysis based on recent sales in your area.
Neighbouring areas