Real estate brokers who know Varennes
Annie and Jasmin each have more than 10 years of real estate experience. We know the streets where plexes rent well in Varennes, and the building sales in the area.
Buying a plex in Varennes
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 glanceVarennes
Population (2021)21,198
Montreal≈ 30 to 40 minutes from downtown by car
TransportationHighway 30 · Route 132 · Route 229
MRCMRC de Marguerite-D'Youville
Investing in Varennes
Rental potential in Varennes
The research hub (IREQ, CanmetÉNERGIE, Novoparc) and the industrial zone along the river generate housing demand from local workers. The rental stock includes duplexes, plexes and apartment buildings, as well as commercial properties along the main corridors. Industrial land and farmland are separate markets, analyzed with the zoning in hand.
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 Varennes 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 Varennes
- 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 Varennes, the welcome tax is approximately $14,611. Calculate it for your price →
Centris® statistics
The real estate market in Varennes
From January to September 2026, compared with the same period in 2025.
Single-family
- Median price
- $636,000 −7.3% vs. 2025
- Sales
- 132 vs. 120 in 2025
- Average time to sell
- 24 days vs. 22 days in 2025
Condo
- Median price
- $351,000 −1.3% vs. 2025
- Sales
- 33 vs. 48 in 2025
- Average time to sell
- 28 days vs. 30 days in 2025
Plex (2 to 5 units)
- Average price
- $684,833 +0.2% vs. 2025
- Sales
- 6 vs. 5 in 2025
- Average time to sell
- 41 days vs. 14 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 Varennes
Sanctuaire Sainte-Marguerite-d'Youville and Basilique Sainte-Anne
Religious heritage
The shrine, on rue Sainte-Anne, includes a museum with large stained-glass windows and the Romanesque-Byzantine-style Sainte-Anne basilica, consecrated in 1888, where Saint Marguerite d'Youville rests. It is a must-see visit to understand the history of Varennes and that of the first Canadian-born saint.
Discover the Sanctuary of Saint Marguerite d'Youville and the Basilica of Sainte-Anne →“When I introduce Varennes, I often start with rue Sainte-Anne: the basilica and the shrine immediately set the tone for old Varennes, a stone's throw from the river.”
Free guide
Buying a property in Varennes, step by step
Our free guide (in French) explains how to find the best opportunities in Varennes 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 Varennes
What drives rental demand in Varennes?
The presence of IREQ, CanmetÉNERGIE, Novoparc and the industrial zone draws workers to the city. However, each building should be analyzed based on its actual income, its condition and its leases.
What is the average price of a plex in Varennes?
For January to September 2026, 6 plexes (from duplexes to quintuplexes) sold in Varennes, at an average price of $684,833 (source: Centris®). The right price for a building depends mainly 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 Varennes?
For an $800,000 plex, approximately $14,611 according to the City of Varennes’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 Varennes?
A free, no-obligation comparative analysis based on recent sales in your area.
Neighbouring areas