Laval's rental market has evolved much faster than common perception. With north-shore population growth, new residential towers in Chomedey, and the Cartier/Montmorency metro effect, rents have risen between 2022 and 2026. But ranges still vary widely by sector, year built, and inclusions.
This article gives the complete method to set a defensible Laval price, sector by sector, with adjustments based on your unit's specific characteristics.
Rent ranges by sector (early 2026)
Below ranges are indicative for units in good condition, built within 25 years, without recent major renovation. Adjust to your specific situation.
| Sector | 3½ (1 BR) | 4½ (2 BR) | 5½ (3 BR) |
|---|---|---|---|
| Chomedey | $1,350–$1,600 | $1,700–$2,100 | $2,100–$2,500 |
| Pont-Viau / Laval-des-Rapides | $1,400–$1,650 | $1,750–$2,200 | $2,150–$2,550 |
| Sainte-Rose | $1,350–$1,550 | $1,800–$2,300 | $2,250–$2,700 |
| Vimont | $1,250–$1,500 | $1,600–$1,950 | $2,050–$2,400 |
| Auteuil / Saint-François | $1,200–$1,400 | $1,550–$1,900 | $1,950–$2,300 |
| Duvernay / Saint-Vincent-de-Paul | $1,200–$1,400 | $1,600–$1,950 | $2,000–$2,400 |
Metro and REM effect on price
In Laval, transit proximity is one of the biggest price levers. On equivalent units:
- Unit under 800 m from Cartier or Montmorency metro: +$100–$250/mo vs equivalent farther unit
- Unit under 1 km from Highway 13/15/440 quick access: +$50–$150/mo
- Unit with direct express bus access to Montreal: +$75–$150/mo
Always mention the exact distance (meters or walking minutes) to the nearest transit station. It's one of the three most-checked criteria by Laval tenants.
Adjustments for your specific unit
| Feature | Typical adjustment |
|---|---|
| Indoor parking included | +$75 to +$125/mo |
| Outdoor parking included | +$25 to +$75/mo |
| Central A/C | +$50 to +$100/mo |
| Heating included | +$100 to +$200/mo |
| New appliances (under 5 years) | +$50 to +$100/mo |
| Recent kitchen + bath reno (under 3 years) | +$150 to +$300/mo |
| Private balcony or terrace | +$25 to +$75/mo |
| Shed or extra storage | +$25 to +$50/mo |
| Building pool or gym access | +$50 to +$150/mo |
| Partial basement, no full-height windows | −$75 to −$150/mo |
5-step method to set your price
- 1Identify 8–12 CURRENTLY listed units within 1 km, similar in size and layout.
- 2Note rents AND inclusions for each (parking, heat, A/C).
- 3Compute the average, median and dispersion of the range.
- 4Position your unit in the range based on its features (adjustments above).
- 5For the first 7 days, set your price in the low-medium zone — watch inquiry volume. Adjust after 7 days if needed.
Annex G: the unavoidable limit
If your unit is over 5 years old, you must disclose the lowest rent paid in the prior 12 months (Annex G of the TAL lease). This disclosure can limit your room to maneuver.
- If the prior tenant paid $1,600 and you ask $2,000, the new tenant can contest at the TAL within 10 days — but two months if you omitted the notice
- The TAL recomputes via its formula (taxes, insurance, energy) — granted increases rarely match the asked one
- Anticipate: justify the increase via documented major work or recent improvements
Common Laval mistakes
- 1Comparing your unit to closed listings (without knowing the actual signed rent) — favour active listings.
- 2Ignoring exact sector and using an 'average Laval' price — Chomedey is not Saint-François.
- 3Underestimating parking impact — it's almost a requirement, not an option.
- 4Including heating without a cap — winter cost explosion risk.
- 5Listing in winter at summer prices — Laval's seasonality is marked (May-Aug = peak).