Plex negotiation by price range · Montreal · 2026
How much a plex is negotiated in Montreal depending on its price: the sold-to-asking ratio by bracket over the past twelve months, the bracket negotiated the most, the one where asking price or more is paid, the comparison with houses and condos, and what it changes for the seller and the investor. Centris sales, nothing estimated.
In Montreal, over the past 12 months (October 2025 to September 2026), plexes sold at 97.4% of asking price on a sales-weighted average, 2.6 points below asking price. But the margin depends on the price: $300,000 to $500,000, 95.1% (34 sales); $500,000 to $800,000, 97.5% (715 sales); $800,000 to $1M, 98% (1,022 sales); $1M and up, 97% (1,133 sales). Buyers negotiate the most in the $300,000 to $500,000 bracket (4.9 points below asking price) and the least in the $800,000 to $1M bracket (2 points below asking price): a 2.9-point gap. No bracket sells at asking or above in Montreal: the buyer gets a margin everywhere, thin or wide depending on the price. It is in line with the 23 cities tracked (median gap 3 points). Source: Centris (Matrix), compiled October 13, 2026.
The short answer
In Montreal, over the past 12 months (October 2025 to September 2026), plexes sold at 97.4% of asking price on a sales-weighted average, 2.6 points below asking price. But the margin depends on the price: $300,000 to $500,000, 95.1% (34 sales); $500,000 to $800,000, 97.5% (715 sales); $800,000 to $1M, 98% (1,022 sales); $1M and up, 97% (1,133 sales). Buyers negotiate the most in the $300,000 to $500,000 bracket (4.9 points below asking price) and the least in the $800,000 to $1M bracket (2 points below asking price): a 2.9-point gap. No bracket sells at asking or above in Montreal: the buyer gets a margin everywhere, thin or wide depending on the price. It is in line with the 23 cities tracked (median gap 3 points).
Sold price over asking price by price bracket
| Price bracket | Sales | Share | Sold price ÷ asking price | Gap (points) |
|---|---|---|---|---|
| under $300,000 | 0 | 0% | no sales | n/a |
| $300,000 to $500,000 | 34 | 1% | 95.1% | −4.9 |
| $500,000 to $800,000 | 715 | 25% | 97.5% | −2.5 |
| $800,000 to $1M | 1,022 | 35% | 98% | −2 |
| $1M and up | 1,133 | 39% | 97% | −3 |
| All sales | 2,904 | 100% | 97.4% | −2.6 |
Sale price ÷ last asking price (ranges averaged weighted by sales) and number of sales by bracket, Income property category, past 12 months (October 2025 to September 2026), Centris (Matrix), October 13, 2026 harvest. Gap in points: negative = sold below asking.
Range by range
The fifteen Centris ranges, with the dollar gap computed on the middle of the range (assumption: a plex sold at the centre of its range; the open million range has no middle).
| Centris range | Sales | Sold price ÷ asking price | Gap (points) | Gap in dollars (indicative) |
|---|---|---|---|---|
| $300,000 to $350,000 | 1 | too few sales | n/a | n/a |
| $350,000 to $400,000 | 5 | 95% | −5 | −$18,750 |
| $400,000 to $450,000 | 9 | 87% | −13 | −$55,250 |
| $450,000 to $500,000 | 19 | 99% | −1 | −$4,750 |
| $500,000 to $600,000 | 83 | 96% | −4 | −$22,000 |
| $600,000 to $700,000 | 212 | 97% | −3 | −$19,500 |
| $700,000 to $800,000 | 420 | 98% | −2 | −$15,000 |
| $800,000 to $900,000 | 552 | 98% | −2 | −$17,000 |
| $900,000 to $1,000,000 | 470 | 98% | −2 | −$19,000 |
| $1M and up | 1,133 | 97% | −3 | n/a |
Where buyers negotiate the most in Montreal
- Where buyers negotiate the most: the $300,000 to $500,000 bracket, at 95.1% of asking (34 sales); range by range, $400,000 to $450,000 is the most negotiated (87%, 9 sales).
- No published range sells at asking or above in Montreal: the firmest bracket, $800,000 to $1M, stays at 98%. The buyer negotiates everywhere; the seller has to build the margin into the asking price.
- Bottom versus top of the market: under $500,000, plexes sell at 95.1% of asking; at $800,000 and up, at 97.5%: the bottom is negotiated more than the top (2.4 points more).
- Over the year 2026 (January to September), all ranges combined, the ratio was 97% in our ten-year series in Montreal, against 99% at the 2021 peak. The past twelve months (97.4%) tell the same story, cut by price.
- In dollars: on a plex at the 2026 median price in Montreal ($930,000), 2.6 points below asking price is about $24,180 (indicative: the average ratio applied to the median price, not an actual sale).
- Across the 23 cities tracked, the median ratio all sales is 98.5%; by bracket, under $300,000 97%; $300,000 to $500,000 98.1%; $500,000 to $800,000 99%; $800,000 to $1M 98.7%; $1M and up 98%. The most negotiated bracket is most often $300,000 to $500,000 (9 cities); at least one bracket sells at asking or above in 11 cities out of 23; the top of the market ($800,000 and up) is negotiated more than the bottom (under $500,000) in 5 of the 14 cities where both can be measured.
Plex versus house and condo in Montreal
Same query, same period, Single-family and Condominium categories: all sales combined, plexes are negotiated more than houses in Montreal (0.2 point more margin); plexes are negotiated more than condos in Montreal (0.4 point more margin). Across the cities where both can be measured, plexes are negotiated more than houses in 16 cities out of 23 (median gap plex minus house: −0.3 point) and more than condos in 7 cities out of 18 (median gap: 0.1 point). The detail by category: houses and condos.
| Price bracket | Plex | House | Condo |
|---|---|---|---|
| under $300,000 | n/a | n/a | 96.7% |
| $300,000 to $500,000 | 95.1% | 96.7% | 97.8% |
| $500,000 to $800,000 | 97.5% | 98% | 98.3% |
| $800,000 to $1M | 98% | 98% | 98% |
| $1M and up | 97% | 97% | 97% |
| All sales | 97.4% | 97.6% | 97.8% |
What it changes for selling or buying in Montreal
In Montreal, the margin follows the price: $300,000 to $500,000 at 95.1%, $500,000 to $800,000 at 97.5%, $800,000 to $1M at 98%, $1M and up at 97%. The most negotiated bracket ($300,000 to $500,000) is where buyers have the choice or the time; the firmest ($800,000 to $1M) is where they are many for few listings. For a seller, the bracket's ratio says how much margin to keep between the asking price and the price they would accept; for a buyer, it says whether an offer below asking is a local habit or a risk. The ratio year by year, all ranges combined, is in plex sold over asking in Montreal, ten years; days on market by price bracket, in plex days on market by price in Montreal.
Advice for the seller in Montreal
- Set the asking price on comparable sales in your bracket, not on inventory: in Montreal, the $800,000 to $1M bracket gets 98% of asking, the $300,000 to $500,000 bracket 95.1%. An asking price above comparables draws even lower offers, or none.
- No bracket sells at asking in Montreal: build the margin into the asking price, and decide the floor in advance rather than discovering it in front of the first offer.
- Look at the fine range, not only the bracket: $400,000 to $450,000 is negotiated at 87%, $450,000 to $500,000 at 99%. Listings that do not sell are not in this ratio: see plexes that do not sell in Montreal.
Advice for the buyer in Montreal
- In the $300,000 to $500,000 bracket, an offer below asking is the norm in Montreal (4.9 points below asking price on average): start below the price and let the seller come to you.
- Even in the firmest bracket ($800,000 to $1M, 98%), there is a margin: aim for the price of comparables rather than the asking price.
- The ratio compares to the last asking price, not the original one: a plex that cut its price before selling shows at 98% or 99% even if the buyer paid well under the first listed price. The price-cut history is in the Centris listing; days on market by bracket are in plex days on market by price in Montreal.
How to read these figures
One ratio per price bracket for all of Montreal, over twelve months. It is read with the number of sales beside it: 1,133 sales in the best-selling bracket ($1M and up) give a solid average; a bracket with 34 sales gives an indication. The ratio measures only sold plexes: those that expired or were withdrawn, often because the asking price was too high, are not included (plexes that do not sell in Montreal).
Frequently asked questions
How much do buyers negotiate on a plex in Montreal in 2026?
2.6 points below asking price on a sales-weighted average in Montreal, a ratio of 97.4% over the past 12 months (October 2025 to September 2026), about $24,180 on a plex at the median price of $930,000 (indicative). The margin runs from 95.1% ($300,000 to $500,000) to 98% ($800,000 to $1M) depending on the bracket.
Which price range is negotiated the most in Montreal?
The $300,000 to $500,000 bracket: 95.1% of asking, 34 sales; range by range, $400,000 to $450,000 at 87%. Across the 23 cities tracked, the most negotiated bracket is most often $300,000 to $500,000 (9 cities), the firmest $500,000 to $800,000 (8 cities).
Do buyers pay asking price or more in Montreal?
Not on average in Montreal: the firmest bracket, $800,000 to $1M, sells at 98% of asking. At least one bracket reaches 100% in 11 cities out of 23; all sales combined, 2 cities do.
Does the ratio account for price cuts before the sale?
No. The ratio compares the sale price to the last asking price, the one in force when the offer came in. A plex listed at $650,000, cut to $620,000 then sold at $610,000 shows at 98%, not 94%. The gap between asking price and original price, year by year, is measured in plex sold over asking in Montreal, ten years.
Sources: Centris (Matrix), Statistics module, October 13, 2026 query for the municipality of Montreal, Income property category, past-12-months period, grouping by sale price, measure sold price vs asking price (ratio) and number of sales by range; compiled by the Loaa & Manseur team, aggregates only. The negotiation by price range in 23 cities hub compares the 23 cities.
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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.