What is the average Class A rent in Montreal?

Around 38 CAD/sqft/yr ($28 USD) across the broader Class A index. Trophy submarkets like Downtown CBD command 20–40% above that.

How many months of rent-free are normal in Montreal?

12 months on a 10-year deal is the standard benchmark. Lease-up product or tenants with strong covenant strength can push higher.

Are rents rising or falling in Montreal?

The Montreal Class A market is currently flat. Vacancy is 18.6%, which sets the negotiating context.

Headline Class A rent in Montreal is around 38 CAD/sqft/yr ($28 USD), with 12 months of typical rent-free on a 10-year term.

Headline Class A rent: 38 CAD/sqft/yr ($28 USD).
Trophy submarket rents (Downtown CBD) push to roughly C$52/sqft/yr · ≈ $38.5 PSF/yr USD.
Typical concessions on a 10-year deal: 12 months free rent.
Vacancy stands at 18.6% — market trend is flat.
Use effective rent (face minus PV of concessions), not headline, to compare deals.

Montreal Class A office rents and incentives

Headline Class A rent in Montreal is around 38 CAD/sqft/yr ($28 USD), with 12 months of typical rent-free on a 10-year term.

TL;DR

Headline Class A rent: 38 CAD/sqft/yr ($28 USD).
Trophy submarket rents (Downtown CBD) push to roughly C$52/sqft/yr · ≈ $38.5 PSF/yr USD.
Typical concessions on a 10-year deal: 12 months free rent.
Vacancy stands at 18.6% — market trend is flat.
Use effective rent (face minus PV of concessions), not headline, to compare deals.

Headline rent vs. effective rent

Asking rents in Montreal are quoted in CAD per sqft per year. Across the broad Class A index the figure is 38, but the trophy tier in Downtown CBD reaches roughly C$52/sqft/yr · ≈ $38.5 PSF/yr USD. Always discount headline rent by the present value of free rent and fit-out-capex">tenant improvement allowance to land on effective rent — the only number that compares cleanly across deals.

Rent-free and TI

Standard Montreal concessions on a 10-year Class A lease run to 12 months of base-rent abatement. Trophy lease-ups can push rent-free 25–40% above that benchmark. Local cost-of-occupancy is also shaped by tax — 15% federal plus 11.5% Quebec corporate income tax for a combined rate of 26.5%. Quebec offers material tax credits for film/TV, multimedia, and AI/R&D activities.

Where rents land by submarket

Downtown CBD sits at the top end (~C$52/sqft/yr · ≈ $38.5 PSF/yr USD). Mile-Ex & Marconi clears around C$40/sqft/yr · ≈ $29.6 PSF/yr USD as the prime tier. West Island & Saint-Laurent represents the value end at ~C$28/sqft/yr · ≈ $20.7 PSF/yr USD. The full submarket map is on the Montreal city page.

Key facts

city	Montreal
country	Canada
region	Americas
classARentLocal	38 CAD/sqft/yr
classARentUsd	$28/sqft/yr
vacancy	18.6%
typicalLeaseYears	10
typicalRentFreeMonths	12
submarkets	5
primeYieldPct	6.6%
trophyRent	C$52/sqft/yr · ≈ $38.5 PSF/yr USD
primeRent	C$40/sqft/yr · ≈ $29.6 PSF/yr USD

Frequently asked questions

What is the average Class A rent in Montreal?: Around 38 CAD/sqft/yr ($28 USD) across the broader Class A index. Trophy submarkets like Downtown CBD command 20–40% above that.
How many months of rent-free are normal in Montreal?: 12 months on a 10-year deal is the standard benchmark. Lease-up product or tenants with strong covenant strength can push higher.
Are rents rising or falling in Montreal?: The Montreal Class A market is currently flat. Vacancy is 18.6%, which sets the negotiating context.

Editorial provenance

Reviewed by Miriam Hollander — Lead market analyst. Last updated 2026-04-15. See our methodology and editorial standards.

Primary sources for this page

CBRE Marketview reports — CBRE
JLL Office Insight — JLL
Cushman & Wakefield Marketbeat — Cushman & Wakefield
Savills World Research — Savills
Colliers Global Office Outlook — Colliers

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