Montreal Investment Map
Real OpenStreetMap · Bubble = BIXI trips · Color = Score · Click zone for details
BIXI Open Data 2024–2025 | CMHC Oct 2025 | Centris Q3 2025 | REM: rem.info May 2026
Overview
Real data analysis: price, distance, yield and investment score
Rent Now vs After BIXI + REM
CMHC verified rents (blue) vs predicted after transit expansion (green) — top 8 zones
BIXI Network Growth
Total stations 2019–2026
Price vs Rental Yield
Real Centris Q3 2025 prices
Investment Scores
Affordability 25% · Yield 25% · BIXI 20% · REM 20% · Gap 10% · Synergy bonus
All Zones Ranked
Green = BUY · Yellow = Watch · Orange = Hold
ROI Analysis
20% down · 5.5% mortgage · 25yr · 5% vacancy · 30% expenses
Interactive ROI Calculator
Extra cashflow after BIXI+REM vs today:
+$0/yr
Extra Annual Cashflow — All Zones
Additional rent income per year after transit effect (net of expenses)
Top 5 Investment Zones
Buy before BIXI + REM fully price into the market.
Verified Sources: BIXI Open Data 2024–2025 (27,524,689 trips, Python/IDLE) · CMHC RMS Oct 2025 (Montreal CMA 1BR avg $1,089) · Centris/QPAREB Q3 2025 (island avg $544,197) · REM: rem.info May 2026.
Research only. Not financial advice.
Research only. Not financial advice.
Investment Guide
A complete breakdown of every metric, number and term used in this analysis
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Why This Opportunity Exists
Simple logic: When a new subway opens near a neighbourhood, property values go up. Always. Proven in every major city in the world.
In Montreal right now, the REM (new light metro) is expanding into areas that never had rapid transit before. BIXI is adding hundreds of stations in those exact same areas.
The opportunity: Buy before the transit opens, while prices are still low.
In Montreal right now, the REM (new light metro) is expanding into areas that never had rapid transit before. BIXI is adding hundreds of stations in those exact same areas.
The opportunity: Buy before the transit opens, while prices are still low.
McGill University Study
Each new BIXI station adds +$700 to nearby property values
Global Research
Within 1km of metro: +10–15% property value increase
CMHC Oct 2025
Montreal rents rising +7.2%/yr — fastest in 30 years
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What Every Number Means
Property Price$380,000
What it means: What you pay to buy the condo. Like buying a car — this is the sticker price.
Example: Pierrefonds $380k vs Plateau $544k. Same Montreal, 38% cheaper. REM changes that.
Down Payment (20%)$76,000
What it means: Cash you need upfront. Banks require minimum 20% for investment properties in Canada.
Example: You put in $76,000. Bank lends $304,000. You own 100% but borrowed 80%.
Monthly Mortgage~$1,867/mo
What it means: What you pay the bank every month. Fixed for 25 years. Your biggest cost.
Example: $304,000 at 5.5% over 25 years = $1,867/mo. Your tenant helps pay this.
Negative Cashflow — Why It Happens-$10,240/yr
What it means: Mortgage ($1,867/mo) is higher than rent ($1,524/mo predicted). You pay $343/mo extra. This is NORMAL in Montreal at 80% financing — and it is NOT the full picture.
Example: Think of it like buying stocks on margin. You pay a little monthly, but the asset grows in value. The shortfall today becomes profit when you sell — or disappears when rents rise.
Fix: Put 35% down instead of 20% → mortgage drops to $1,340/mo → you are cash-flow POSITIVE. Use the ROI tab slider to see the break-even point!
Extra Cashflow +$2,840/yrWhy Not $5,220?
What it means: The $435/mo rent increase sounds bigger — but real costs are deducted before you count it as income.
$435/mo × 12 = $5,220 (gross)
× 0.95 (5% vacancy — 18 empty days/yr) = $4,959
× 0.70 (30% expenses deducted) = $3,471 net
Compared to today's rent → +$2,840 extra
× 0.95 (5% vacancy — 18 empty days/yr) = $4,959
× 0.70 (30% expenses deducted) = $3,471 net
Compared to today's rent → +$2,840 extra
The 30% Expense Ratio — What It Covers
Municipal Tax
~$110/mo
Taxe foncière paid to the city
Insurance
~$60/mo
Building + liability, required by law
Condo Fees
~$90/mo
Elevator, parking, snow removal
Maintenance
~$55/mo
Repairs, paint, appliances
Vacancy Buffer
~$55/mo
18 empty days/yr avg
Self-managed?
Save $0–110/mo
No property manager = more profit
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The Real Math: 3 Ways You Make Money
Important: Most investors only look at monthly cashflow. In real estate you make money in 3 ways simultaneously.
WAY 1: RENT INCOME
Today: $1,089/mo
After transit: $1,524/mo
Extra: ~$2,840/yr net
After all expenses
After transit: $1,524/mo
Extra: ~$2,840/yr net
After all expenses
WAY 2: PROPERTY VALUE GROWTH
Buy at: $380,000
REM opens → +10% min
+$38,000 in value
Unrealized until you sell
REM opens → +10% min
+$38,000 in value
Unrealized until you sell
WAY 3: MORTGAGE PAYDOWN
Tenant pays your mortgage
Each year you own more
~$6,000/yr equity built
Year 1 of 25-year loan
Each year you own more
~$6,000/yr equity built
Year 1 of 25-year loan
TOTAL RETURN YEAR 1 (conservative, Pierrefonds)
Rent extra (net): +$2,840
Property appreciation: +$38,000
Mortgage paydown: +$6,000
Total on $76k invested: +$46,840 (~62%)
* Appreciation is unrealized until you sell. Monthly shortfall of ~$343/mo = $4,116/yr is your holding cost. Total net return: $46,840 − $4,116 = +$42,724 on $76,000 invested = 56% return.
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Honest Assessment: Pros & Risks
WHY IT MAKES SENSE
Buy at $380k before REM opens
Post-REM: same condo = $420k+
+40% rent predicted after transit
Double effect: BIXI + REM synergy
Lowest entry price on island
RISKS TO KNOW
Negative cashflow at 20% down
Rents take 2–3 years to fully rise
REM has been delayed before
TAL limits annual rent increases
Area is still developing today
Bottom Line
This is a 3–5 year strategy, not a quick flip.
You buy at a discount → transit opens → rents rise → property value rises → you sell or refinance.
Ideal investor: Someone who can absorb ~$343/mo shortfall for 2–3 years while waiting for the transit premium to materialize. Put 35%+ down and the shortfall disappears entirely.
This is a 3–5 year strategy, not a quick flip.
You buy at a discount → transit opens → rents rise → property value rises → you sell or refinance.
Ideal investor: Someone who can absorb ~$343/mo shortfall for 2–3 years while waiting for the transit premium to materialize. Put 35%+ down and the shortfall disappears entirely.