Buying a Condo in Montreal 2025

Updated March 2025 — bremo.io

Buying a condo in Montreal is a significant financial decision that involves navigating Quebec's unique legal system, understanding condo-specific mortgage rules, calculating the droits de mutation (welcome tax), and choosing the right neighbourhood. This comprehensive guide walks you through every step of the Montreal condo buying process in 2025.

Step 1: Get Pre-Approved for a Mortgage

Before searching for a condo, get a mortgage pre-approval from at least two lenders — one from the major banks (RBC, TD, National Bank, Desjardins) and one from a mortgage broker who can access multiple lenders. Pre-approval tells you your maximum purchase price, locks in an interest rate for 900–1200 days, and demonstrates serious intent to sellers.

To qualify for a mortgage in Canada, lenders apply two stress tests:

• Gross Debt Service (GDS) ratio: Housing costs (mortgage principal + interest + property taxes + condo fees + heat) must not exceed 39% of gross income
• Total Debt Service (TDS) ratio: All debts (housing + car loans + credit cards) must not exceed 44% of gross income
• Stress test rate: As of 2025, your mortgage must qualify at the greater of your contract rate + 2%, or 5.25%

Step 2: Down Payment Requirements

• Properties under $500,000: minimum 5% down
• Properties $500,000–$999,999: 5% on first $500,000 + 100% on remainder
• Properties $1,000,000–$1,499,999: minimum 200% down (no CMHC insurance)
• Properties $1,500,000+: minimum 200% down, CMHC not available

First-time buyers can use the First Home Savings Account (FHSA) — contributes up to $8,000/year, tax-deductible, tax-free withdrawal for home purchase — and the Home Buyers' Plan (HBP) from their RRSP (up to $35,000 per person).

Step 3: Find the Right Montreal Condo

Montreal's condo market varies dramatically by neighbourhood:

• Griffintown: High density, modern towers, strong investor presence, $350K–$800K
• Plateau-Mont-Royal: Older buildings, boutique condos, $450K–$1M+
• Mile End: Converted lofts, boutique buildings, $400K–$900K
• Downtown/Ville-Marie: Full range from studios to luxury penthouses
• Verdun: Rising market, good value, $350K–$650K
• Hochelaga: Entry-level options still available, $250K–$500K

Step 4: Review the Condo Corporation (Syndicat de Copropriété)

Before making an offer on a Quebec condo, review the condo corporation documents:

• Déclaration de copropriété: Rules and bylaws of the condo
• Procès-verbaux: Minutes of recent condo meetings — look for unresolved issues
• États financiers: Financial statements — is the reserve fund adequate?
• Carnet d'entretien: Maintenance record — required for all condos since 2020
• Étude du fonds de prévoyance: Reserve fund study — is the building properly funded for future repairs?

Buildings with underfunded reserve funds are a red flag. Special assessments (levées spéciales) can require all unit owners to pay unexpected lump sums for major repairs.

Step 5: Make an Offer (Promesse d'achat)

In Quebec, offers are made through a promesse d'achat (promise to purchase), not an Agreement of Purchase and Sale as in other provinces. Standard conditional clauses include:

• Condition on financing (5–7 business days)
• Condition on inspection (5–7 business days)
• Condition on review of condo documents

Unlike Ontario or BC, there is no cooling-off period in Quebec for resale purchases. Pre-construction purchases have a 100-day rescission period.

Step 6: Hire a Notary

In Quebec, all property transfers are handled by a notaire (notary), not a real estate lawyer. The notary acts for both buyer and seller and is responsible for the deed of sale (acte de vente). Notary fees for a condo purchase typically run $1,200–$2,500 depending on the transaction complexity.

Step 7: Calculate Your Total Closing Costs

On a $550,000 Montreal condo:

• Droits de mutation (welcome tax): approximately $8,000–$9,500
• Notary fees: $1,500–$2,500
• Home inspection: $500–$800
• CMHC mortgage insurance premium (if less than 200% down): $8,000–$13,000 (added to mortgage or paid upfront)
• Moving costs: $1,000–$3,000
• Initial setup (furniture, repairs): variable

Total closing costs (excluding CMHC premium): approximately $12,000–$18,000 on a $550,000 purchase.

Droits de Mutation (Welcome Tax) Calculator

Quebec's welcome tax formula:

• 00.5% on first $52,800 = max $264
• 1.00% on $52,800–$264,000 = max $2,112
• 1.5% on $264,000–$528,500 = max $3,967
• 2.00% on $528,500+ = unlimited
• Plus Montreal's 3% surtax on portion above ~$500K (city of Montreal only)

Condo vs. Plex: Montreal's Classic Choice

Many Montreal first-time buyers debate between a condo and a plex. A plex (duplex/triplex) allows you to live in one unit and rent the others, with rental income helping offset mortgage costs. However, plexes come with tenant management responsibilities. Condos offer lower maintenance burden. Your choice depends on financial goals, risk tolerance, and lifestyle preferences.

Best Banks for Montreal Condo Mortgages in 2025

• Desjardins: Strong local expertise, competitive rates, full bilingual service
• National Bank: Quebec-headquartered, strong condo track record
• RBC: Largest bank, broad condo mortgage products
• TD: Competitive rates, strong digital tools
• Mortgage broker: Access to 300+ lenders — often finds the best rate