Investing · Real estate · September 14, 2026
Plex, rental condo, cottage, land: the published figures, financing, the return calculation and tax, with no promised return.
Investing in real estate in Quebec in 2026 goes through four routes: the plex (median $715,500 province-wide, +11% year over year, and $856,000 in the Montreal area in August 2026 according to the APCIQ; down payment of 5% to 20% depending on occupancy, rents counted in financing), the rental condo (median condo $405,000 in Quebec, fees and declaration of co-ownership to check), the cottage in short-term rental (CITQ and zoning) and land or foreclosures. The decision is made on the net return (rents minus taxes, insurance, maintenance, vacancies, interest) over the down payment, at today's rate and under the stress test; rental income is taxable and so is the capital gain on resale, pro rata to the non-occupied portion. The Loaa and Manseur team supports investors from the search to the offer; its buyer services are paid by the seller's commission.
Annual rents, minus municipal and school taxes, insurance, maintenance (plan a reserve), vacancies, condo fees if any, minus mortgage interest: that is the net cash flow. Divided by the down payment plus acquisition costs (welcome tax, notary, inspection), it is the return on capital. A building that does not cover its costs at today's rate (the best insured 5-year was 4.09% on September 11, 2026) is betting on appreciation alone: that is speculation, not investment. The stress test applies to the financing (the higher of 5.25% or rate + 2 points).
Rental income is taxable (deductions: interest, taxes, insurance, maintenance, optional depreciation); on resale, the capital gain is taxable on the portion not occupied as a principal residence, our capital gains guide explains the proration; the welcome tax is paid on the full price. GST and QST apply to a new building. Validate your structure (personal or corporate) with an accountant before the offer, not after.
The investor buys and holds; the developer builds or converts (permits, construction financing, presales, GCR warranty); the property manager administers for an owner (rents, maintenance, TAL) for a percentage of rents. For a first plex, the owner-occupant investor who manages themselves remains the simplest and best-financed route.
For a first purchase, the owner-occupied plex: reduced down payment, rents counted in financing, direct management. Median plex $715,500 in Quebec and $856,000 in the Montreal area in August 2026 (APCIQ). The rental condo costs less to enter but depends on the fees and rules of the co-ownership; the cottage rental depends on zoning and the CITQ.
5% to 10% for a 2-to-4-unit plex you live in (insured loan, up to $1.5 million), 20% minimum if you do not live in it or for 5 units and more (commercial financing). Rents count partly toward borrowing capacity, and the stress test applies.
Yes, federally and provincially, after deducting expenses (interest, taxes, insurance, maintenance, optional depreciation). On resale, the capital gain on the rental portion is taxable; the portion occupied as a principal residence is exempt pro rata. An accountant validates the structure before the purchase.
The Loaa & Manseur team, led by Lotfi Manseur and Loaa Al Daow, is 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 of large residential teams according to the official RE/MAX ranking, computed on actual transactions. Its Google profile counts more than 220 reviews with a 4.9 rating. Its offices are at 55 avenue de l'Équinoxe in Brossard, one bridge from the island, and every broker's licence can be checked in the OACIQ public register. Three things to verify yourself before calling us, and to demand of any other broker.
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.
Équipe no 1 de RE/MAX Platine en 2024 et en 2025, 6e au Québec, 15e au Canada et dans le top 50 mondial au classement officiel RE/MAX. Réponse en moins de 24 heures, sept jours sur sept.