Section 01
City identity
- What draws Airbnb guests
- Montreal's appeal to Airbnb guests lies in its blend of European charm and North American modernity, with attractions like Old Montreal and Mount Royal influencing guest preferences. Neighborhoods near these landmarks often see elevated ADRs and occupancy.
- Why this city, not the next one
- Visitors often choose Montreal over Toronto and Quebec City for its unique bilingual culture and a rich tapestry of festivals. This positions Montreal as a preferred choice for those seeking diverse cultural experiences rather than purely urban or historical visits.
- Primary tourism type
- Montreal is primarily a cultural tourism hub, bolstered by a strong business travel segment due to its position as an economic center in Quebec.
- How tourism has shifted
- Tourism in Montreal has increased modestly over the past five years, driven by international events such as the Montreal International Jazz Festival and the Formula 1 Grand Prix. However, short-term rental regulations have led to a careful balancing act for hosts to remain compliant while capitalizing on this growth.
Section 02
Who visits — and what they want
The visitor profile in Montreal is diverse, with a significant mix of international travelers from the US, Europe, and Asia. The city attracts a balanced demographic spread, from young couples and families to business travelers and solo adventurers.
- Typical stay length
- Tourists typically stay 3-5 nights, whereas business travelers often opt for 2-3 nights, depending on the conference or business meeting duration.
- Top source nationalities
- United StatesFranceUnited KingdomGermanyChina
- Most-valued amenities
- High-speed internet24/7 access through keyless entryProximity to metro stationsOn-site parking
Section 03
What drives bookings
Highest-converting attractions
- Old Montreal
Properties in or near Old Montreal maintain high occupancy due to consistently strong tourist interest, especially during summer.
- Mount Royal
Proximity to Mount Royal can lift a property's appeal, particularly among guests looking for leisure activities during their stay.
- Montreal Museum of Fine Arts
Being close to cultural hotspots like the museum increases a property's appeal to cultural tourists, impacting ADR positively.
- The Underground City
Properties connected or close to Montreal's RESO (the Underground City) see a winter occupancy boost when visitors seek refuge from the cold.
High-traffic neighborhoods
Annual events that move occupancy
- Montreal International Jazz Festival· July
Causes occupancy to spike, with ADR potentially doubling due to high demand.
- Formula 1 Grand Prix· June
Leads to peak pricing in surrounding neighborhoods, with international guests willing to pay premium rates.
- Just for Laughs Festival· July
Attracts a broad audience, boosting occupancy in central areas.
- Sporting events, trade fairs, conferences
- The annual Formula 1 Grand Prix and various tech conferences held at the Palais des Congrès significantly inflate both occupancy and ADR, drawing a global audience that fills local accommodations.
Section 04
Month-by-month seasonality
January
lowCold weather leads to decreased tourist flow; however, business travel stimulates some demand as companies resume operations.
February
lowWinter sports and activities, such as skating at Beaver Lake, attract niche visitors.
March
mediumSpring thaw begins, encouraging short visits for early events and festivals.
April
mediumCultural events increase, appealing to tourists; better weather boosts walkability.
May
highWarmer weather and early festivals attract both tourists and business conventions.
June
highWith the onset of the Grand Prix, occupancy and ADR peak mid-month.
July
peakThe peak of tourist season with major festivals like the Jazz Festival driving occupancy.
August
highContinued summer tourism with festivals and favorable weather maintain high demand.
September
mediumPost-summer school return leads to a decrease, balanced by mild weather and ongoing events.
October
mediumCultural events like Halloween and fall foliage viewing increase domestic visits.
November
lowA shoulder month with declining tourist numbers as winter approaches.
December
mediumHoliday and winter events, coupled with business closures, create mixed occupancy.
- Best months for occupancy
- June and July
- Best months for pricing
- June (for Formula 1) and July (for the Jazz Festival)
- Weakest months
- January and November
- Shoulder seasons
- April and October
- Weather impact
- Montreal's cold winters and pleasant summers mean occupancy trends sharply upwards in the warmer months, while winter months stabilize through business travel and indoor activities.
- School holiday impact
- Summer vacations in July and August increase family travel, boosting occupancy and ADR during these months.
Section 05
Short-term rental regulations
Montreal imposes stringent regulations on short-term rentals, requiring compliance with specific local bylaws and government-regulated permits. Recent efforts to control Airbnb usage mean hosts need a clear understanding of local rules.
- Licensing & registration
- Hosts must obtain a classification certificate from the Corporation de l'industrie touristique du Québec (CITQ). An annual renewal is required to maintain valid operation.
- Primary residence rules
- Only properties that are primary residences can be listed short-term without a commercial license.
- Zoning / building rules
- Zoning restrictions limit Airbnb lettings in residential zones, and many condominium agreements prohibit short-term rentals outright.
- Tax obligations
- Rental income must account for GST and QST if exceeding a specified threshold annually, with the remit managed through the CCIQ.
- Compliance challenges
- Compliance is time-intensive, requiring coordination with Quebec tourist accommodations classification bodies and frequent updates to city-specific bylaws.
- Recent legal changes
- Recent legislation has increased penalties for non-compliance and introduced stricter supervision of rental periods in residential zones.
- Future regulatory risks
- Potential tightening of residential zoning laws could limit rental growth in certain sought-after neighborhoods.
Section 06
Neighborhood breakdown
10 neighborhoods relevant to short-term rental in Montreal. Each entry sketches the typical guest, property type, rates and 12–36 month outlook.
Old Montreal
- Who stays
- Tourists visiting Montreal for its historical and cultural attractions, particularly Europeans attracted by its Old World charm, choose Old Montreal.
- Best property type
- Heritage 1BHK apartments
- Typical ADR
- $150 – $300 CAD
- Typical occupancy
- 75% – 85%
- Advantages
- High tourist footfall throughout the year and proximity to landmarks.
- Disadvantages
- High competition with pricing pressures due to dense hotel presence.
- Investor appeal
- Strong investment due to steady tourist demand and luxury ADR potential.
- Guest appeal
- Guests love the cobblestone streets, historic architecture, and walkability to cafes and boutiques.
12–36 month outlook
Continuous tourism development and infrastructure improvements promise sustained appeal.
Plateau Mont-Royal
- Who stays
- A younger, more eclectic crowd, often students or young professionals, drawn to artsy, bohemian environments.
- Best property type
- 2BHK apartments with character
- Typical ADR
- $120 – $220 CAD
- Typical occupancy
- 70% – 80%
- Advantages
- Proximity to casual dining, vibrant night life, and parks.
- Disadvantages
- Noise from nightlife can deter families and older travelers.
- Investor appeal
- Consistently popular with its mix of culture and affordability.
- Guest appeal
- Known for vibrant street art and a diverse cultural scene.
12–36 month outlook
Gentrification continues, bolstering property values and demand.
Downtown
- Who stays
- Business professionals, conference attendees, and tourists seeking central access to facilities.
- Best property type
- Serviced studio apartments
- Typical ADR
- $160 – $250 CAD
- Typical occupancy
- 80% – 90%
- Advantages
- Central location, close to business and shopping centers.
- Disadvantages
- Traffic congestion and parking limitations.
- Investor appeal
- Stable demand backed by business tourism and student population from nearby universities.
- Guest appeal
- Convenient metro access, shopping, and entertainment options within walking distance.
12–36 month outlook
Further development plans and office spaces could strengthen demand.
Griffintown
- Who stays
- Young professionals and couples seeking modern accommodation near downtown.
- Best property type
- Contemporary 1BHK condos
- Typical ADR
- $140 – $200 CAD
- Typical occupancy
- 65% – 75%
- Advantages
- Modern and newly developed, appealing to tech-savvy visitors.
- Disadvantages
- Still developing retail and nightlife options.
- Investor appeal
- High growth potential given the area's recent development boom.
- Guest appeal
- Appeals to those seeking new, chic urban settings with good transport links.
12–36 month outlook
Anticipated future retail and dining establishments will enhance guest experience.
Mile End
- Who stays
- Hipsters, artists, and creative professionals seek the avant-garde vibe the area offers.
- Best property type
- Artistic studio lofts
- Typical ADR
- $130 – $210 CAD
- Typical occupancy
- 68% – 78%
- Advantages
- Strong local arts scene and community feel.
- Disadvantages
- Limited parking and can be pricey for the local offering.
- Investor appeal
- Cultural hub appeal keeps this location in demand despite regional fluctuations.
- Guest appeal
- Authentic local feel with a fusion of cultures and culinary diversity.
12–36 month outlook
Gentrification is ongoing, promising improved facilities and services.
Le Plateau
- Who stays
- Tourists drawn by the local flavor with a penchant for boutique accommodations rather than chain hotels.
- Best property type
- Vibrant 2BHK apartments
- Typical ADR
- $125 – $205 CAD
- Typical occupancy
- 72% – 80%
- Advantages
- Consistently rated one of the best places to stay due to its walkability and character.
- Disadvantages
- High noise levels due to packed events, restaurants, and bars.
- Investor appeal
- Ability to charge premium ADR during festivals given its heart-of-the-action location.
- Guest appeal
- Authentic Montreal experience with a distinctly European flair.
12–36 month outlook
Pedestrian improvements planned to further boost its attractiveness.
Gay Village
- Who stays
- LGBTQ+ travelers drawn by the inclusive atmosphere and vibrant nightlife.
- Best property type
- Unique studios and small apartments
- Typical ADR
- $110 – $180 CAD
- Typical occupancy
- 75% – 85%
- Advantages
- Well located for nightlife and cultural events, primarily during the summer.
- Disadvantages
- Noisy at night and less family-friendly appeal.
- Investor appeal
- Annual festivals ensure regular high occupancy periods.
- Guest appeal
- Offers a strong sense of community and acceptance.
12–36 month outlook
Continued investment in community-focused developments promises ongoing desirability.
Little Italy
- Who stays
- Visitors enjoying a more laid-back environment with a cultural twist, often including families and older travelers.
- Best property type
- Charming 1BHK basement apartments
- Typical ADR
- $90 – $160 CAD
- Typical occupancy
- 65% – 75%
- Advantages
- Rich in character with authentic cultural spaces and dining.
- Disadvantages
- Limited late-night entertainment options.
- Investor appeal
- Continued appeal due to cultural heritage and strong community ties.
- Guest appeal
- Enjoys high ratings for its authentic Italian eateries and quaint charm.
12–36 month outlook
Revitalization projects aim to retain its unique appeal while improving accessibility.
Westmount
- Who stays
- Luxury-seeking travelers seeking privacy, often families or older couples.
- Best property type
- Luxury villas and large apartments
- Typical ADR
- $250 – $500 CAD
- Typical occupancy
- 80% – 90%
- Advantages
- High-end area with excellent amenities and privacy.
- Disadvantages
- High barrier to entry with expensive property costs.
- Investor appeal
- Strong returns due to high ADR and consistent upper-tier demand.
- Guest appeal
- Sought after for its upscale family-friendly environment and green spaces.
12–36 month outlook
Exclusive appeal continues as more luxury properties develop.
Saint-Henri
- Who stays
- A mix of tourists and local visitors seeking the up-and-coming food scene and vibrant culture.
- Best property type
- Studio lofts and artistic spaces
- Typical ADR
- $115 – $180 CAD
- Typical occupancy
- 68% – 80%
- Advantages
- Increasing popularity due to its trendy ambiance and proximity to the Lachine Canal.
- Disadvantages
- New developments can be noisy and burgeoning.
- Investor appeal
- Emerging potential for investment due to recent area revitalization with a keen food and drink scene.
- Guest appeal
- Offers a mix of historical and trendy attractions along with beautiful canal-side views.
12–36 month outlook
Infrastructure developments further boost its desirability for tourists and locals alike.
Section 07
Market performance
City-wide ADR
$140 – $220 CAD
Occupancy
68% – 78%
Typical annual revenue
Approximately $35,000 – $50,000 CAD for a well-managed mid-market 1BHK
- Revenue across neighborhoods
- Old Montreal and Downtown command higher revenues compared to emerging areas like Saint-Henri, although growth potential exists there.
- Revenue across property types
- While studios in central areas have stable demand, 2BHKs on the Plateau offer higher annual yields due to family group bookings.
- Most profitable categories
- Properties in Downtown and Old Montreal consistently outperform due to high tourist traffic, while charming 1BHKs in heritage buildings offer premium returns during peak seasons.
- Oversupplied categories
- Generic studios with limited amenities in less accessible regions such as certain parts of Anjou and Mercier are oversupplied and struggle with occupancy.
Section 08
Competition
- Overall intensity
- Intense due to Montreal's dual appeal as a tourist and business destination.
- Active listings
- Approximately 25,000 active listings.
- Luxury segment
- Demand remains strong for high-end accommodations, especially in Old Montreal and Westmount.
- Budget segment
- Competitive with abundant options. Hosts focusing on unique experiences or locations, like Little Italy, can differentiate without slashing prices.
Underserved niches
- Pet-friendly accommodations
- Extended-stay serviced apartments
- Properties with work-from-home setups
Section 09
Local operating costs
- Cleaning
- Costs range between $70 - $120 CAD per turnover, influenced by property size and service level.
- Laundry
- Often bundled with cleaning but standalone costs can be around $10 - $20 CAD per week.
- Utilities
- Electricity and heating combined average $100 - $150 CAD monthly, with spikes in winter.
- Internet
- Basic packages start around $60 CAD per month, essential for solid guest experiences.
- Property management
- Typically 15% - 20% of monthly revenue, outsourcing includes Airbnb listings and guest communication.
- Maintenance
- Variable, but budget $100 - $200 CAD monthly for routine maintenance and unexpected repairs.
- Insurance
- Expect $300 - $500 CAD annually, higher for properties with comprehensive coverage.
Section 10
What local guests expect
- Parking
- On-site parking is highly valued, especially in neighborhoods like Downtown with limited street parking.
- Air conditioning
- Essential during summer; properties lacking it may see reduced summer bookings.
- Heating
- Necessity for winter months; poor heating systems result in guest dissatisfaction.
- Public transport access
- Excellent metro system, making proximity to stations a key guest query.
- Workspace
- Strong internet and a dedicated workspace, such as a desk area, are increasingly requested by digital nomads.
- Balcony
- Highly desirable in areas like Plateau Mont-Royal for guests seeking outdoor relaxation spaces.
- Pool
- Rare but a significant value-add feature for luxury listings, desired in high-end neighborhoods like Westmount.
- Family amenities
- Cribs and high chairs are appreciated, enhancing family bookings, especially in areas like Little Italy and Plateau Mont-Royal.
- Luxury expectations
- Upscale travelers expect premium furnishings and amenities in high-end locales such as Westmount.
Section 11
Transport & connectivity
- Airport impact
- Montreal-Pierre Elliott Trudeau International Airport is approximately 20 kilometers from the city. Proximity influences the attractiveness of southeast neighborhoods for layover visitors.
- Rail
- Gare Centrale is a major hub for inter-city rail. Properties nearby are favored by travelers arriving from Toronto and the Eastern Seaboard.
- Public transit quality
- The STM metro and bus system is extensive and reliable; properties near stations enjoy increased attractiveness.
- Walkability
- Highly walkable city, particularly in neighborhoods like Plateau Mont-Royal and Old Montreal, increasing occupancy during tourist seasons.
- Car dependency
- Lower dependency in central areas; more essential in outskirts lacking metro access.
- Future infrastructure
- Rapid transit projects, including the REM, promise improved access to suburbs, expected completion by 2025, enhancing outlying area value.
Section 12
Investment angle
- Best neighborhoods for investors
- Old MontrealDowntownGriffintown
- Fastest-growing
- Saint-HenriGriffintown
- Luxury opportunities
- Investment in Westmount for luxury properties remains lucrative, with high ADR and low vacancy rates.
- Budget opportunities
- Saint-Henri offers affordable entry points alongside growing demand and revitalization projects.
- Key risks
- Regulatory changes may impact rental durations and licensure requirements, particularly affecting downtown core areas.
Section 13
Local risks
- Noise & community
- Nightlife in areas like the Plateau can result in noise complaints from residents, impacting community relations.
- Tourist taxes
- A 3.5% lodging tax is charged per overnight stay, which must be included in guest fee calculations.
- Housing shortage debate
- Ongoing concerns about STRs affecting housing availabilities could lead to stricter regulations.
- Regulatory uncertainty
- Frequent amendments to rental laws keep hosts needing to stay informed or risk penalties.
- Crime considerations
- Generally low, but petty crimes like theft can occur in high-tourist areas.
- Environmental risks
- Winter storms can disrupt travel plans, impacting last-minute bookings and arrivals.
- Seasonality risks
- Heavy snow during winter months may deter tourist arrivals impacting occupancy.
Section 14
Future outlook
- Tourism forecast
- Tourism is projected to steadily rise post-pandemic, driven by ongoing international interest in Montreal's events and attractions.
Infrastructure projects in the pipeline
- REM Rapid Transit Project· ETA 2025
Will enhance connectivity between downtown and emerging neighborhoods, bolstering the attractiveness of properties along new lines.
- Champlain Bridge Redevelopment· ETA 2024
Improved accessibility to South Shore neighborhoods, likely encouraging investment south of the St. Lawrence River.
- Major developments
- Ongoing urban renewal initiatives in areas like Griffintown promise to enhance value through increased retail and residential facilities.
- Upcoming regulations
- Potential tightening of residential zone restrictions as the government responds to housing market pressures.
- Economic factors
- The local economy remains strong with diversifying employment sectors providing stability for business and leisure travel alike.
Section 15
Montreal as a mixed destination
Cultural Tourism Insight in Montreal
Montreal is a cultural hub with a rich offering of festivals, museums, and artistic events. The city's history as a major cultural center is reflected in its many museums and art galleries, such as the Montreal Museum of Fine Arts and the McCord Museum, which draw art lovers year-round. Events like the International Jazz Festival and Just For Laughs bring a steady influx of cultural tourists. For hosts, this means there's a consistent market for accommodations that emphasize local artistic themes and cultural immersion. Listings in neighborhoods like Mile End, home to numerous artists and galleries, should capitalize on this by highlighting proximity to cultural hotspots and providing insider tips on local events.
Montreal's Business Travel Dynamics
As Quebec's economic engine, Montreal attracts a significant number of business travelers. The city's robust business environment, centered around industries like technology, finance, and aerospace, means regular inflows of professionals who value convenience and connectivity. Downtown Montreal sees the greatest demand from this segment, driven by its proximity to corporate headquarters, the Palais des congrès, and easy access to public transport. Hosts can appeal to business travelers by offering high-speed internet, work-friendly environments, and services like flexible check-ins. Additionally, ensuring proximity to metro lines and including business travel essentials can provide an edge in this competitive market.
Montreal's Event-Driven Tourism
Montreal's vibrant events calendar is a significant driver of short-term rental demand. Festivals such as the Formula 1 Grand Prix and Osheaga Music and Arts Festival attract international visitors looking to stay near the action. Properties within walking distance of the event venues are particularly prized, as are accommodations that offer early check-ins and late check-outs to accommodate varying event schedules. For hosts, capitalizing on these high-demand periods requires strategic pricing and marketing tactics. Emphasizing unique amenities, like elevated view balconies in properties near Notre-Dame Island, can provide segments like festival-goers an unforgettable booking option.
Section 16
Montreal-specific insights
The questions a local consultant would answer. Everything below is city-specific — none of it would apply to a neighbouring market.
What are typical guest preferences in Old Montreal?
Guests in Old Montreal prioritize staying in heritage buildings to experience its historical charm, preferring accommodations with views of the Old Port or historical sites.
How does the Montreal Jazz Festival affect Airbnb hosts?
The Jazz Festival significantly boosts occupancy rates throughout the city, especially in central neighborhoods, allowing hosts to double their ADR during peak event periods.
What is the competitive edge for hosts in Plateau Mont-Royal?
Hosts in Plateau Mont-Royal can capitalize on the area's artistic reputation by incorporating local art and unique decor to enhance their listing's appeal.
How does winter in Montreal impact rental performance?
Winter decreases general tourism, but indoor city activities and the appeal of the Underground City maintain occupancy for listings with good heating and comfort amenities.
Which neighborhoods are most impacted by the Formula 1 Grand Prix?
Downtown and Notre-Dame-de-Grâce experience the highest demand increase during the Formula 1, with guests willing to pay premium rates for proximity to the Circuit Gilles Villeneuve.
What amenities are crucial for business travelers in Montreal?
Proximity to the metro, reliable high-speed internet, and a dedicated workspace are critical for capturing the business traveler segment.
How does Griffintown's development boom affect short-term rentals?
Griffintown's rapid development has seen emerging interest from tech-savvy younger audiences, raising ADR in previously lower-cost zones.
What seasonal changes should hosts in the Gay Village consider?
Due to its vibrant summer events schedule, hosts in the Gay Village can expect nearly full occupancy during Pride, with a potential drop in winter-related bookings unless marketing emphasizes indoor amenities.
How does the Underground City impact winter tourism?
The Underground City provides a network of warm walkways, stabilizing tourist inflows during harsh winters, which helps sustain occupancy for properties with direct underground access.
What is the impact of Montreal's cultural institutions on Airbnb bookings?
Cultural institutions such as the Montreal Museum of Fine Arts increase cultural tourists, translating to high demand for centrally-located, culturally-inclined accommodation types.
What are key considerations for managing Airbnb in Mile End?
Mile End properties must reflect the area's trendy and artistic vibe; hosts focus on offering stylish, comfortable spaces that promote a local arts immersion experience.
Why is Little Italy a good investment area for Airbnb hosts?
Little Italy's authentic culinary scene continues to attract food enthusiasts year-round, leading to steady, reliable occupancy without the extreme fluctuations seen in more tourism-driven areas.
How does public transit influence profitability for Airbnb in Montreal?
Properties within a short walk to metro stations generally see higher occupancy as guests prioritize convenient travel routes, impacting income reliability.
Which Montreal festival brings the most diverse audience?
The Just for Laughs Festival attracts a global crowd spanning entertainment sectors, encouraging a variety of guests to book accommodations close to venues and nightlife.
How can hosts in Montreal utilize the city’s bilingualism to their advantage?
Listings offering bilingual communication can appeal more to international guests, enhancing bookings from both English and French-speaking user bases.
How do housing societies (OAs) in Downtown Montreal handle STR registrations?
Many OAs in Downtown require strict adherence to STR regulations, often limiting the number of short-term rental permits per building to control tenant turnarounds and preserve building harmony.
What luxury expectations do guests have in Westmount?
Guests expect high-end amenities such as gourmet kitchens, luxurious bedding, and private pools to justify the premium pricing in Westmount listings.
How have recent infrastructure developments influenced rental trends in Saint-Henri?
Infrastructure improvements including better transit links have opened Saint-Henri to greater tourist traffic, encouraging hosts to invest in modern yet characterful rental spaces.
Why should hosts pay attention to fall foliage seasons in Montreal?
Downtown and neighborhoods with high walkability see an uptick in bookings during fall, as tourists are drawn to the autumn colors and related city events.
Are pet-friendly accommodations in demand in Montreal?
Yes, there is an increasing demand for pet-friendly accommodations, with guests often willing to pay a premium, particularly in the more affluent and residential areas.
How significant is the impact of student populations on Airbnb performance in Montreal?
With several universities, student populations create consistent demand for affordable accommodations year-round, although listings can see heightened interest during orientation and graduation periods.
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