Montreal 2026 and the REM: The Opportunity Sectors in the West Island

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Introduction: the REM is now part of the market conversation

In 2026, the REM is no longer a promise for the West Island. It is part of daily life, and buyers are beginning to include access to the network in their housing decisions.

That does not mean every property near the western branch will experience the same market response. Transit creates opportunity in some sectors, while planning rules, access routes, property type and local development policies can create friction elsewhere.

For buyers and sellers, the important question is not simply, “How close is this property to the REM?” The more useful question is: What does this location realistically allow a household, an investor or a future owner to do?

1. Anse-à-l'Orme: the value of a direct connection

The Anse-à-l'Orme branch changes the conversation about the western end of the island because it provides a direct connection to Gare Centrale without a transfer.

The trip from the terminus to Gare Centrale takes roughly 37 to 39 minutes. Source: REM station information, 2026.

For a household, the value of that connection depends on the complete daily route, not only on the train journey. A buyer should consider:

• How the household reaches the station: walking, cycling, feeder bus or car;

• Whether the park-and-ride option fits the morning routine;

• How much time is required before and after the train;

• Whether the route is useful five days a week or only occasionally;

• How the property’s layout, parking and surrounding services support that lifestyle.

“Close to the REM” is therefore a practical description, not an automatic market category. A property within a convenient walking or cycling route may offer a different experience from one that requires a short drive and parking. A home with an efficient connection to a station may also compete differently from a similar property with no practical transit access.

Anse-à-l'Orme’s position as a terminus adds another consideration. It can provide a clear starting point for a commute, but it also means that the surrounding land-use context matters. Natural areas, road connections, local services and future planning decisions all influence how the station affects nearby properties.

A property-specific comparative market analysis should distinguish between theoretical proximity and actual household convenience.

Illustration: A bright REM station context. This image is illustrative and does not represent a specific address.

2. Pierrefonds: a changed perception, not an automatic transformation

Pierrefonds has long appealed to households looking for more space, established residential areas and access to the broader West Island. The REM has added another element to that decision: the possibility of a more practical connection to the metropolitan network.

However, Pierrefonds does not receive the Anse-à-l'Orme station directly. Its relationship with the REM depends on nearby stations, connecting routes and the household’s preferred way of travelling.

This distinction matters when comparing Pierrefonds with neighbouring municipalities. Buyers may be looking at:

• Detached homes with larger lots;

• Townhouses and lower-density residential options;

• Condominiums and smaller ownership formats;

• Properties near commercial services;

• Locations with easier access to feeder routes or nearby stations.

The REM can improve the perception of a sector without giving every property the same level of accessibility. A buyer who works downtown may place a greater value on a predictable rail connection. Another household may give more weight to parking, school routines, outdoor space or access to local services.

The comparison should therefore remain property-specific. Two homes in the same broad sector may have different market positions because of their condition, layout, lot characteristics, transit access and future planning context.

For sellers, the message is equally important. Transit should be presented accurately. It may form part of a property’s value proposition, but it should not replace a broader analysis of competing listings, recent sales and buyer demand.

3. Kirkland: what the figures say about timing

Kirkland offers a concrete example of how transit integration can become part of a local market discussion.

For single-family properties in Kirkland during Q3 2026, Centris reported:

• 43 sales, up 22% year over year;

• A median price of $1,005,000, up 12% year over year;

• An average of 52 days on market;

• A price of $941,250 over the previous four quarters, up 2%.

Source: Centris, Kirkland single-family market, Q3 2026.

These figures describe a market period; they do not establish a guaranteed price or selling timeline for an individual property. The difference between the quarterly median and the previous-four-quarter figure also shows why a single number should not be used in isolation.

For buyers, the figures suggest that timing and preparation remain important. Properties that are well-positioned, properly priced and presented clearly may attract attention from buyers comparing Kirkland with other West Island sectors.

For sellers, the market requires more than a general statement that the REM has increased interest. The relevant questions include:

• Which properties are actually competing with yours?

• How recent are the comparable sales?

• Does your property benefit from practical station access?

• Is the asking price consistent with the current buyer pool?

• Does the property need preparation before going to market?

The REM is part of the story, but it is not the entire story. A comparative market analysis helps separate the broader infrastructure narrative from the characteristics that affect one specific property.

4. Dollard-des-Ormeaux: transit proximity and planning rights are different things

Dollard-des-Ormeaux provides a useful illustration of why transit proximity does not automatically create redevelopment rights.

The city’s urban planning program adopted in 2025 directs densification mainly toward the Saint-Jean and des Sources boulevards. A specific project on boulevard de Salaberry was refused in 2025, and the city was later ordered to compensate a developer.

This is a planning and legal sequence that should be considered factually and neutrally. It demonstrates that the presence of transit, or the broader objective of densification, does not by itself authorize a particular project. Zoning, planning policies, approvals, infrastructure capacity and municipal decisions still matter.

Source: municipal urban planning information and public reporting, 2025–2026.

The market figures also show that Dollard-des-Ormeaux contains more than one type of opportunity.

For single-family properties in Q3 2026, Centris reported:

• 65 sales;

• A median price of $797,000, up 6% year over year;

• An average of 56 days on market;

• A price of $789,000 over the previous four quarters;

• 121 active listings, up 4%.

Source: Centris, Dollard-des-Ormeaux single-family market, Q3 2026.

For condominiums during the same period, Centris reported:

• 25 sales;

• No reliable median price for the quarter;

• A price of $446,887 over the previous four quarters;

• 91 active listings, up 33%.

Source: Centris, Dollard-des-Ormeaux condominium market, Q3 2026.

For an owner or investor, these figures reinforce the need to identify the property category first. A detached home, a condominium and a redevelopment site are not analyzed in the same way. The potential use of a property must be confirmed through the applicable municipal planning and zoning framework rather than assumed from its distance to transit.

Illustration: A West Island sector overview. This image is illustrative and does not represent a specific property or address.

5. What the REM means for buyers and sellers in practice

The wider market context is also changing. In the Montreal metropolitan area, September 2026 sales were down 12% year over year, while active listings were up 20% year over year. This represented a fourteenth consecutive monthly increase in active listings, with inventory 18% above the ten-year average.

Source: APCIQ, Montreal CMA market release dated October 2, 2026.

This environment gives buyers more points of comparison, while sellers must be precise about positioning. The REM may support interest in selected sectors, but market conditions still vary by municipality, property type and price range.

Before making a decision, a buyer or seller should review:

• The property’s actual access to the REM, including the complete route;

• The municipal assessment and the value shown on the assessment roll, recognizing that neither is the same as current market value;

• Applicable zoning, permitted uses and potential planning restrictions;

• Recent comparable sales and current competing listings;

• The property’s condition, presentation, parking and functional layout;

• The difference between a current residential use and a possible future redevelopment scenario.

Denis Lupien guides clients through a six-step process:

1. Strategic market analysis of the property and its local context;

2. Personalized planning based on the client’s objectives and timing;

3. Professional preparation to present the property clearly;

4. Expert marketing directed toward qualified buyers;

5. Strategic negotiation focused on protecting the client’s interests;

6. Post-transaction follow-up through the handover and the next real estate decision.

This approach is particularly useful when transit, planning policy and market data intersect. The objective is not to make a broad promise about a sector. It is to understand what the evidence means for one property and one client.

Illustration: A bright West Island residential context. This image is illustrative and does not represent a client property or real address.

Conclusion: look beyond the station label

The REM has changed how many buyers view the western part of Montreal. Anse-à-l'Orme, Pierrefonds, Kirkland and Dollard-des-Ormeaux are now discussed within a broader conversation about mobility, planning and long-term urban change.

But transit does not lift every address equally. The practical connection, the property type, municipal rules and current market conditions all influence the result.

If you are considering buying, selling or investing in the West Island, request a comparative market analysis focused on your property and your objectives. Please suggest two or three appointment times, and availability will be confirmed within 24 hours.

Contact Denis Lupien directly at +1 450-800-2763 to discuss your next step.

For questions about real estate decisions, this article does not provide legal or tax advice. Any market value, price indication or market estimate is indicative and may vary according to property characteristics and changing conditions.

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Denis Lupien, real estate broker | L'Expert Immobilier P.M. inc. | OACIQ licence B7277