The complete guide to buying a home off the Island of Montreal — costs, welcome tax savings, commuting trade-offs, best off-island communities, and banking tips for off-island buyers.
Get KOHO Free — Code 45ET55JSYAThe Island of Montreal is the urban core of Canada's second-largest metropolitan area. While it offers unmatched urban amenities, cultural life, and career opportunities, it also comes with consistently higher housing costs compared to surrounding communities. Over the past decade, thousands of Montreal families have made the decision to move off-island — driven primarily by housing affordability but also attracted by quality of life, more space, and, crucially, lower closing costs.
One of the most direct financial benefits of buying off-island is avoiding the City of Montreal's welcome tax surtax. This surtax applies only within the City of Montreal's administrative territory and adds approximately 0.5% on portions of the purchase price over $500,000 (with higher rates above $1,000,000).
Every off-island community — Laval, Longueuil, Terrebonne, Boucherville, Blainville — uses the standard Quebec 4-bracket formula only:
| Portion of Price | Rate (Standard QC) |
|---|---|
| First $52,800 | 0.5% |
| $52,801 – $264,000 | 1.0% |
| $264,001 – $528,000 | 1.5% |
| Over $528,000 | 2.0% |
| Purchase Price | Off-Island (Standard) | City of Montreal | Off-Island Savings |
|---|---|---|---|
| $550,000 | $6,889 | $7,139 | $250 |
| $700,000 | $10,064 | $11,314 | $1,250 |
| $900,000 | $13,064 | $15,064 | $2,000 |
| $1,100,000 | $17,064 | $21,064 | $4,000 |
The best off-island community for you depends on your priorities: budget, commuting needs, school preferences, and lifestyle. Here's an overview of the main options:
Laval is the second-largest city in Quebec, immediately north of Montreal. It offers urban-level services, extensive banking, Desjardins and National Bank branches throughout, and the best transit connectivity of any off-island option (buses and REM connections planned). Average home prices are typically 10–15% below comparable Montreal properties. No Montreal surtax. See: Best Banks in Chomedey, Laval.
Blainville, Terrebonne, Saint-Jérôme, and Deux-Montagnes offer the best price-to-space ratio among Greater Montreal communities. Several commuter rail lines connect the North Shore to downtown Montreal. Desjardins is dominant, National Bank is well-represented. Average prices can be 20–40% below Montreal. See: Couronne Nord Banking Guide.
Boucherville, Saint-Lambert, and Greenfield Park offer prestige and quality of life. The South Shore REM line (Brossard branch) provides excellent transit to downtown Montreal. Prices are generally between Laval and the North Shore in cost. All South Shore communities avoid the Montreal surtax. See: South Shore Montreal Banking Guide.
When buying a home off-island in Greater Montreal, budget for these costs beyond the purchase price:
KOHO is available in French and English — perfect for off-island homebuyers across Greater Montreal. No monthly fees, cash back on everyday purchases, and easy to open online. Use code 45ET55JSYA for a sign-up bonus.
Get KOHO Free — Use Code 45ET55JSYAMoving off-island is a good time to reassess your banking. Many Montrealers who move to the suburbs discover that:
A practical strategy: use Desjardins or National Bank for your mortgage, KOHO for everyday spending (no fees, cash back), and EQ Bank for savings (3%+ rate).
Off-island refers to communities outside the Island of Montreal (Île de Montréal). This includes Laval (Île Jésus), the South Shore (Rive-Sud), the North Shore (Rive-Nord/Couronne Nord), and the broader Montérégie region. All of these communities offer the standard Quebec welcome tax formula without the City of Montreal surtax.
The welcome tax savings alone typically justify buying off-island only on higher-priced properties. However, combined with lower purchase prices and lower ongoing municipal taxes, the total financial picture often strongly favours off-island purchases for buyers who are flexible about location.
For transit commuters: Laval (REM connections), Deux-Montagnes (commuter rail), Blainville/Sainte-Thérèse (commuter rail), or Brossard (South Shore REM). For car commuters: Boucherville, Terrebonne, and other communities with good autoroute access are practical.
Historically, Montreal Island properties have slightly outperformed suburban properties in price appreciation, though this gap narrowed significantly during the 2020–2022 boom when suburbs saw extraordinary demand. Current market conditions vary; consult a local real estate professional for current data.
Yes. Mortgages from any Canadian bank, credit union, or mortgage lender can be used to purchase property anywhere in Quebec. Desjardins and National Bank have local expertise but any lender can finance off-island properties.
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