Montreal rental market data
Montréal’s rental market loosened significantly in 2025, with the vacancy rate jumping to 2.9% from 1.8% — the largest single-year increase among Canada’s big three cities. Slowing immigration and stronger-than-expected supply completions helped rebalance the market.
Montréal remains Canada’s most affordable large metro for renters, with purpose-built 2-bedroom apartments averaging roughly $1,200/month — about 40% cheaper than Toronto and 43% cheaper than Vancouver.
| Metric | October 2025 | Year-over-year |
|---|---|---|
| Vacancy rate | 2.9% | Up from 1.8% |
| Average 2-bedroom rent | ~$1,200 | Moderate growth |
| Rent growth (turnover) | Slowing | Down from prior year |
For national context, see the Canada rental market overview.
Average rent by bedroom type
| Bedroom Type | Estimated Average (purpose-built) | Asking Rent (listings) |
|---|---|---|
| Studio | ~$850 | ~$1,200 |
| 1 Bedroom | ~$1,150 | ~$1,650 |
| 2 Bedroom | ~$1,200 | ~$2,050 |
| 3 Bedroom+ | ~$1,350 | ~$2,400 |
The gap between CMHC purpose-built averages and asking rents on listing platforms is particularly wide in Montréal due to Quebec’s tenant-protection system, which keeps long-term tenants’ rents well below market rates. Turnover units are priced much higher.
Vacancy rate trends
Montréal’s vacancy rate has swung from extremely tight to more balanced:
Montréal CMA Vacancy Rate — Purpose-Built Rentals (2015–2025)
The vacancy rate tightened dramatically in 2019 (1.5%) and 2023 (1.5%) before easing in 2025 as new supply and slower population growth restored balance.
Rent affordability in Montreal
| Bedroom Type | Monthly Rent (asking) | Annual Cost | Income Needed (30% rule) | Montréal Median HHI |
|---|---|---|---|---|
| 1 Bedroom | ~$1,650 | $19,800 | $66,000 | ~$79,000 |
| 2 Bedroom | ~$2,050 | $24,600 | $82,000 | ~$79,000 |
Based on asking rents, a 2-bedroom apartment is approaching the affordability threshold for a median-income household. However, the large stock of older, rent-controlled units means most in-place renters pay well below asking prices.
Use our rent affordability calculator for a personalized estimate.
Quebec rent rules
Quebec has a distinctive tenant-protection framework:
- No fixed guideline percentage — The Tribunal administratif du logement (TAL) publishes recommended adjustment ranges based on building expenses
- Tenant can contest — If a tenant considers a rent increase excessive, they can apply to the TAL for a ruling
- Lease renewal — Tenants have automatic lease-renewal rights; landlords cannot refuse to renew except in specific circumstances (e.g., personal use, major renovations)
- Assignment and subletting — Tenants can assign or sublet their lease, helping stabilize rents
- New construction exemption — Buildings less than 5 years old were previously exempt from TAL recommendations, though this has been subject to legislative discussion
This system keeps long-term tenants’ rents well below market, but contributes to a growing gap between in-place and turnover rents.
Key market drivers
Immigration slowdown: After years of rapid population growth that fueled demand, immigration-driven rental demand cooled in 2025, contributing to the vacancy rate increase from 1.8% to 2.9%.
Supply response: Montréal saw meaningful rental completions, especially in the Griffintown, Pointe-Saint-Charles, and South Shore areas.
Affordable gateway: Montréal attracts renters priced out of Toronto and Vancouver, acting as a release valve for national rental pressure — particularly among remote workers and newcomers.
Student market: With McGill University, Université de Montréal, Concordia University, and multiple CEGEPs, student demand remains a significant market driver in the Plateau, Mile End, and Côte-des-Neiges neighbourhoods.
Montreal rental market outlook and tips
2026 outlook: Montreal’’s rental market has tightened significantly since 2019 (vacancy rose but rents surged). New supply has started to ease conditions, with vacancy improving to approximately 2.3% in 2025. However, asking rents on new leases remain well above the average stock rent due to long-term tenant protections (Quebec’’s TAL discourages landlords from increasing existing tenant rents aggressively).
Renting in Montreal: practical tips:
- July 1 Moving Day: Montreal’’s traditional lease renewal date creates chaos on July 1. Avoid moving on this day if possible — book movers weeks in advance at premium prices, or negotiate a lease start date on June 15 or September 1
- Lease assignment: Quebec tenants can assign (transfer) their lease to a new tenant with landlord approval. Finding a unit with a sitting tenant willing to assign their lease is the best way to secure a below-market rent
- Bilingualism: In Montreal, many landlords and property managers work in French. Having a bilingual contact or basic French communication ability helps, especially outside downtown and NDG
- Heating: Many Montreal apartments use electric baseboard heat (included by some landlords, separate in others). Monthly electricity costs can be $100–$200 in winter
Frequently asked questions
Is Montreal affordable for renters compared to Toronto? Yes — substantially. Average 2-bedroom rents in Montreal ($1,900–$2,200) are 25–35% lower than equivalent Toronto apartments ($2,700–$3,100). Quebec’’s stronger tenant protections also reduce annual rent increase risk. Combined with subsidized daycare ($10–$15/day vs $50–$80/day in Ontario), Montreal is significantly more affordable for families.
Related pages
- Canada Rental Market Data — national vacancy rates and average rent
- Toronto Rental Market — how Montréal compares
- Montreal Housing Market — home prices and market trends
- Income in Montreal — household income data
- Average Rent in Canada — rent comparison by city
Sources
- CMHC Rental Market Survey — Housing Market Information Portal
- CMHC 2025 Rental Market Report — December 2025
- Tribunal administratif du logement — Quebec rent adjustment framework