The Montreal market, in numbers
Annie and Jasmin each have more than 10 years of real estate experience. We analyze rents in the area and building sales in Salaberry-de-Valleyfield before you make an offer.
Buying a plex in Salaberry-de-Valleyfield
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 glanceSalaberry-de-Valleyfield
Population (2021)42,787
Montreal≈ 50 minutes to an hour by car from downtown Montreal via Highways 30 and 20
TransportationHighway 30 and Highway 530 · Routes 132 and 201 · Pont Monseigneur-Langlois
MRCMRC de Beauharnois-Salaberry
Investing in Salaberry-de-Valleyfield
Rental potential in Salaberry-de-Valleyfield
Rental demand is supported by the Collège de Valleyfield, the university centre, the Hôpital du Suroît and employers linked to the port and industry. The central neighbourhoods offer a stock of plexes and small apartment buildings, while downtown is home to shops and mixed-use buildings. As a regional hub of the Suroît, the city also offers opportunities in commercial real estate.
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 Salaberry-de-Valleyfield 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 Salaberry-de-Valleyfield
- 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 Salaberry-de-Valleyfield, the welcome tax is approximately $14,611. Calculate it for your price →
Centris® statistics
The real estate market in Salaberry-de-Valleyfield
From January to September 2026, compared with the same period in 2025.
Single-family
- Median price
- $455,000 +2.3% vs. 2025
- Sales
- 319 vs. 414 in 2025
- Average time to sell
- 54 days vs. 47 days in 2025
Condo
- Median price
- $289,500 −3.2% vs. 2025
- Sales
- 52 vs. 46 in 2025
- Average time to sell
- 67 days vs. 67 days in 2025
Plex (2 to 5 units)
- Average price
- $508,182 +6.1% vs. 2025
- Sales
- 72 vs. 99 in 2025
- Average time to sell
- 44 days vs. 60 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 Salaberry-de-Valleyfield
Parc régional des Îles-de-Saint-Timothée
Regional park
Billed as Quebec's “southern islands,” the park offers a supervised sandy beach with crystal-clear water, trails, and canoe, kayak and paddleboard rentals. In winter, people come for snowshoeing, sliding and skating.
Discover the Parc régional des Îles-de-Saint-Timothée →“What I like about Salaberry-de-Valleyfield is that water is everywhere: the Baie Saint-François in the centre, the canals and the Îles-de-Saint-Timothée beach give the city a vacation feel.”
Free guide
Buying a property in Salaberry-de-Valleyfield, step by step
Our free guide (in French) explains how to find the best opportunities in Salaberry-de-Valleyfield 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 Salaberry-de-Valleyfield
Why invest in a plex in Salaberry-de-Valleyfield?
The cégep, the university centre, the regional hospital and local employers support housing demand. The plex stock in the central neighbourhoods offers several options, which are analyzed based on the condition and leases of each building.
What is the average price of a plex in Salaberry-de-Valleyfield?
In January to September 2026, 72 plexes (from duplexes to quintuplexes) were sold in Salaberry-de-Valleyfield, at an average price of $508,182 (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 Salaberry-de-Valleyfield?
For an $800,000 plex, approximately $14,611 according to the City of Salaberry-de-Valleyfield’s 2026 schedule. Plan for this amount on top of your down payment, which varies depending on the number of units and whether you live in the building.
How much is your property worth in Salaberry-de-Valleyfield?
A free, no-obligation comparative analysis based on recent sales in your area.
Neighbouring areas