Villeray-Saint-Michel or Saint-Léonard · condo matchup · 2016-2026
Villeray-Saint-Michel versus Saint-Léonard, figure by figure: the median condo price every year since 2016, the gap and how it moved, days on market, number of sales, rent, the owner's monthly cost and the yield. Centris sales and leases, nothing estimated.
In Villeray, Saint-Michel and Parc-Extension, the median condo sold for $478,500 in 2026 (Jan. to Sept.); in Saint-Léonard, $430,000: a $48,500 gap, Saint-Léonard is the cheaper of the two (11% less). In 2016, the gap was $27,500 (12%): it has narrowed. In ten years, Villeray-Saint-Michel did +83% and Saint-Léonard +84%. Over the past twelve months, a condo sells in 34 days in Villeray, Saint-Michel and Parc-Extension against 46 days in Saint-Léonard, at 99% versus 98% of asking; 470 and 254 condos sold since January. The median rent of Centris leases is $1,750 in Villeray, Saint-Michel and Parc-Extension against $1,500 in Saint-Léonard, and an owner's monthly cost at 20% down (mortgage, condo fees, taxes) $2,368 versus $2,161; the gross yield of a rented condo is 4.4% versus 4.2%. Source: Centris (Matrix), compiled October 10, 2026.
The short answer
In Villeray, Saint-Michel and Parc-Extension, the median condo sold for $478,500 in 2026 (Jan. to Sept.); in Saint-Léonard, $430,000: a $48,500 gap, Saint-Léonard is the cheaper of the two (11% less). In 2016, the gap was $27,500 (12%): it has narrowed. In ten years, Villeray-Saint-Michel did +83% and Saint-Léonard +84%. Over the past twelve months, a condo sells in 34 days in Villeray, Saint-Michel and Parc-Extension against 46 days in Saint-Léonard, at 99% versus 98% of asking; 470 and 254 condos sold since January. The median rent of Centris leases is $1,750 in Villeray, Saint-Michel and Parc-Extension against $1,500 in Saint-Léonard, and an owner's monthly cost at 20% down (mortgage, condo fees, taxes) $2,368 versus $2,161; the gross yield of a rented condo is 4.4% versus 4.2%.
Median condo prices, ten years side by side
| Year | Condo Villeray-Saint-Michel | Condo Saint-Léonard | Gap | Sales Villeray-Saint-Michel | Sales Saint-Léonard |
|---|---|---|---|---|---|
| 2016 | $261,000 | $233,500 | $27,500 | 358 | 157 |
| 2017 | $277,500 | $235,000 | $42,500 | 429 | 150 |
| 2018 | $284,000 | $240,000 | $44,000 | 433 | 216 |
| 2019 | $321,500 | $270,000 | $51,500 | 418 | 181 |
| 2020 | $384,000 | $312,500 | $71,500 | 516 | 215 |
| 2021 | $388,870 | $365,000 | $23,870 | 676 | 210 |
| 2022 | $415,000 | $400,000 | $15,000 | 619 | 185 |
| 2023 | $425,000 | $385,000 | $40,000 | 572 | 196 |
| 2024 | $450,000 | $400,500 | $49,500 | 595 | 229 |
| 2025 | $473,750 | $423,750 | $50,000 | 635 | 297 |
| 2026 (Jan. to Sept.) | $478,500 | $430,000 | $48,500 | 470 | 254 |
Median sale price and number of sales by year, Condominium category, Centris (Matrix), September 16, 2026 query. 2026: January to September.
The indicators, borough against borough
| Indicator | Villeray-Saint-Michel | Saint-Léonard | Edge |
|---|---|---|---|
| Median condo 2026 | $478,500 | $430,000 | Saint-Léonard (cheaper) |
| Increase 2016-2026 | +83% | +84% | Saint-Léonard (rises faster) |
| Increase 2021-2026 | +23% | +18% | Villeray-Saint-Michel (rises faster) |
| Condos sold 2026 (Jan. to Sept.) | 470 | 254 | Villeray-Saint-Michel (more choice) |
| Median days on market, 12 months | 34 days | 46 days | Villeray-Saint-Michel (sells faster) |
| Sold ÷ asking, 12 months | 99% | 98% | Villeray-Saint-Michel (more bidding) |
| Condo share of 2026 sales | 66% | 56% | Villeray-Saint-Michel (more condo) |
| Median rent, Centris leases, 12 months | $1,750 | $1,500 | Saint-Léonard (cheaper to rent) |
| Median condo fees per month | $325 | $325 | tie (lower fees) |
| Owner's monthly cost, 20% down, 25 years, 4.14% | $2,368 | $2,161 | Saint-Léonard (cheaper to own) |
| 20% down payment | $95,700 | $86,000 | Saint-Léonard (less savings) |
| Gross yield (rent ÷ price) | 4.4% | 4.2% | Villeray-Saint-Michel (better yield) |
| Buy-vs-rent break-even, 2%/year appreciation | 7 years | 8 years | Villeray-Saint-Michel (buying pays off sooner) |
What the matchup says
- Price: $48,500 separate the two median condos in 2026, $207 a month in owner's cost at 20% down. Villeray-Saint-Michel costs 11% more; in 2016, it was 12%: the cheaper one is catching up.
- Speed: Villeray-Saint-Michel sells its condo in 34 days against 46 days in Saint-Léonard, at 99% and 98% of asking. Villeray-Saint-Michel is the faster.
- Supply: 470 condos sold since January in Villeray, Saint-Michel and Parc-Extension against 254 in Saint-Léonard (635 and 297 in 2025); condos make up 66% and 56% of sales. Villeray-Saint-Michel offers the most choice.
- Rent: $1,750 in Villeray, Saint-Michel and Parc-Extension against $1,500 in Saint-Léonard; Saint-Léonard is the cheaper to rent, as it is to buy. Renting costs $618 a month less than owning at 20% down in Villeray, Saint-Michel and Parc-Extension, and $661 less in Saint-Léonard.
- The investor: gross yield of 4.4% in Villeray, Saint-Michel and Parc-Extension against 4.2% in Saint-Léonard; monthly cash flow at 20% down of $-618 versus $-661. Villeray-Saint-Michel yields the most. Buy-vs-rent break-even at 2% appreciation: 7 years versus 8 years.
- Across the 46 matchups tracked, the median gap between two median condos is $58,875 (15%); the cheaper one rose faster in 21 matchups and sells faster in 18; where rent is known, the cheaper to buy is also the cheaper to rent in 26 matchups out of 36, and it is the one that yields the most to an investor in 30 out of 34.
What it changes for buying, renting or selling
The two boroughs do not sell the same condo at the same price, and the table says it in a few lines: price, speed, rent, yield. In Saint-Léonard, the budget goes further; in Villeray, Saint-Michel and Parc-Extension, it buys a different stock, often newer or better located. For a hesitating buyer, the rule is to visit both at the same budget: at $430,000, you get the median condo in Saint-Léonard and a condo below the median in Villeray, Saint-Michel and Parc-Extension. For a tenant, the question is the real cost: owning at 20% down costs $2,161 a month in Saint-Léonard against a rent of $1,500, and $2,368 against $1,750 in Villeray, Saint-Michel and Parc-Extension. For a seller, the matchup places their price against the neighbour where their buyers are also looking. Each one's ten years, year by year: condo prices in Villeray, Saint-Michel and Parc-Extension and condo prices in Saint-Léonard.
How to read these figures
Prices and sales come from our Centris (Matrix) series by borough and sector: median sale price and number of condominium sales by year (September 16, 2026 query), median days on market and sold-to-asking ratio over the past twelve months (same query); 2026 counts January to September. The median rent comes from Centris leases of the past twelve months in the same territory, condo fees from sold listings. The owner's monthly cost assumes 20% down, 25 years, the 2026 average contracted rate (4.14%), plus median condo fees and taxes; the gross yield divides annual rent by the median price; the break-even counts the years before owning becomes cheaper than renting, at 2% appreciation a year, buying and selling costs included. A borough without known rent has none of those lines. The median price compares different stocks: a new two-bedroom condo and a 1980s three-and-a-half do not cost the same in the same neighbourhood.
Frequently asked questions
Villeray-Saint-Michel or Saint-Léonard: which is cheaper for a condo?
Saint-Léonard: $430,000 for the median condo in 2026 against $478,500 in Villeray, Saint-Michel and Parc-Extension, or $48,500 less (11%). To rent, Saint-Léonard is the cheaper ($1,500 against $1,750).
Which one rose the most?
Saint-Léonard: +84% in ten years against +83% for the other. Since 2021, Villeray-Saint-Michel +23% and Saint-Léonard +18%.
Which one yields the most to an investor?
Villeray-Saint-Michel: 4.4% gross yield against 4.2%, cash flow at 20% down of $-618 a month versus $-661. In both cases, rent covers only part of the owner's costs at 20% down.
Sources: Centris (Matrix), Statistics module, September 16, 2026 query for Villeray, Saint-Michel and Parc-Extension and Saint-Léonard, Condominium category, prices and sales by year, days on market and ratio over the past twelve months; Centris leases of the past twelve months for rent; 2026 five-year contracted rate, Bank of Canada and Statistics Canada; compiled by the Loaa & Manseur team, aggregates only, current year partial. The 46 borough matchups hub lists every comparison.
Our data series in Saint-Léonard, from the same Centris listings:
Each series is recalculated from actual sales and leases, aggregates only.
The other Saint-Léonard matchups:
- Montréal-Nord or Saint-Léonard: median condo $365,000 versus $430,000 in 2026, $65,000 gap, Montréal-Nord the cheaper, 39 versus 46 days on market, rent $1,500 versus $1,500, ten years side by side
- Saint-Léonard or Anjou: median condo $430,000 versus $380,500 in 2026, $49,500 gap, Anjou the cheaper, 46 versus 39 days on market, rent $1,500 versus $1,700, ten years side by side
Same grid, another neighbour.
Our data series in Villeray, Saint-Michel and Parc-Extension, from the same Centris listings:
Each series is recalculated from actual sales and leases, aggregates only.
The other Villeray-Saint-Michel matchups:
- The Plateau or Villeray-Saint-Michel: median condo $600,000 versus $478,500 in 2026, $121,500 gap, Villeray-Saint-Michel the cheaper, 27 versus 34 days on market, rent $2,190 versus $1,750, ten years side by side
- Rosemont or Villeray-Saint-Michel: median condo $552,500 versus $478,500 in 2026, $74,000 gap, Villeray-Saint-Michel the cheaper, 20 versus 34 days on market, rent $1,800 versus $1,750, ten years side by side
- Villeray-Saint-Michel or Ahuntsic: median condo $478,500 versus $424,000 in 2026, $54,500 gap, Ahuntsic the cheaper, 34 versus 32 days on market, rent $1,750 versus $1,675, ten years side by side
Same grid, another neighbour.
Our proof, not our promises
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Also available in French: version française de ce guide.
Published September 7, 2026 by the Loaa & Manseur team, the number 1 team at RE/MAX Platine in 2024 and 2025, 6th RE/MAX team in Quebec, 15th in Canada and in the global top 50 according to the official RE/MAX ranking. Tell us about your project.