How to Choose an Investment Property Broker in Longueuil

You have decided to buy an income property on the South Shore, and now the harder question arrives: who should represent you? Longueuil is not the island of Montreal, and the difference matters more for an investor than for someone buying a place to live. The right broker reads the South Shore on its own terms. The wrong one runs island math on a Longueuil building and hands you a projection that looks fine on paper and disappoints in practice.

The South Shore is not the island

Longueuil sits in a different regulatory and economic zone. Municipal tax rates differ from the boroughs across the river, tenancy dynamics before the Tribunal administratif du logement play out differently by district, and the tenant pool is shaped by bridge access and by the REM's South Shore extension. A building three stops from a REM station rents to a different household than one deep in a car-dependent pocket, and that shows up in vacancy, in turnover and in the rent a unit commands.

None of that is captured by a Montreal-centric average. An investor who reads only the regional headline is missing the variables that decide whether a Longueuil plex performs.

What the numbers say, and what they leave out

The regional picture is genuinely useful as a direction of travel. Across the Montreal census metropolitan area in the second quarter of 2026, the plex segment led on price. The median plex of two to five units sold for $874,000, up 5 percent year over year, against $645,000 for a single-family home and $430,000 for a condominium.

Plexes also proved the most resilient on volume. Sales fell across every residential type as buyers absorbed a policy rate of 2.25 percent and a rising supply of active listings, which averaged 20,735 for the quarter, up 14 percent from a year earlier. Plex sales slipped 5 percent, the smallest decline of the three types, while condominium sales dropped 10 percent. Plexes spent 43 days on the market, six fewer than a year before.

Here is the limit of those figures. They cover the entire metropolitan area, island and off-island together, and they do not isolate Longueuil. A cap-rate model built on island comparables will misstate a South Shore building, because the inputs beneath it — purchase price, tax load, achievable rent — sit on a different footing. The regional plex story tells you which segment to be in. It does not tell you what a specific Old Longueuil triplex will net.

The regional data says plexes are the segment to be in. It cannot tell you what a Longueuil building will net.

The questions that separate a Longueuil-literate agency from a generalist

An investor can test a broker in one conversation. Three questions do most of the work:

- What rent-per-door are you seeing for plexes in Old Longueuil versus Greenfield Park versus Saint-Hubert? A broker working the South Shore answers with ranges by sector. A generalist answers with a regional average.

- How do Longueuil's municipal tax rates change net operating income relative to an island property at the same purchase price? Two buildings at one price can deliver different returns once the tax line is filled in correctly.

- What has the REM extension done to tenant demand near the stations it serves? Proximity to transit is now a rental variable on the South Shore, and a broker who tracks it can point to where it moved demand.

If the answers stay at the level of the regional headline, the projection that follows will too.

Where Aguinaga fits

LJ Aguinaga has held a real estate licence since 2008 and founded LJ Realties in 2013. A large share of his transaction work involves plexes, the segment this post is about, and he works frequently with first-time buyers and on relocation files, where reading a local market correctly is the whole job.

His background runs to the operating side of income property as much as to the transaction. He has led more than 50 renovations and developed a nine-unit building from the ground up, which is a different kind of knowledge than pulling a comparable. He studied accounting and finance at McGill, and he works in English, French and Spanish, useful in a tenant pool as varied as the South Shore's.

The regional data points to plexes. Acting on it in Longueuil calls for a broker who can produce South Shore comparables, model South Shore expenses, and speak to South Shore tenant realities. The generalist who treats every off-island market as interchangeable is not that broker.

LJ Aguinaga is a licensed real estate broker in Montreal and the owner of LJ Realties. This article is general information, not personalised financial or legal advice.

LJ Aguinaga

Certified Residential and Commercial Real Estate Broker — AEO

LJ Realties — Residential and Commercial Real Estate Agency

514-500-4040 | [email protected] | ljrealties.com

1117 rue Charlevoix, Montréal, QC H3K 2Z4