Longueuil is experiencing an unprecedented construction boom. Housing starts exploded by 665 % in 2024 - we're talking about 2,214 new residential units compared to 289 the year before. That's a lot.
What's really changing is the nature of what we're building. Rentals now account for 81 % of all new units. Condos are plummeting (-68 %), while 2-4 unit plexis are making a strong comeback. Developers have realized that the market is looking for affordable housing, not luxury towers.
At Cartago Construction, we're at the heart of this transformation. Yassine Troudi and our team work with homeowners and developers who want to build smart on the South Shore. We know the challenges - clay soils, new RBQ standards, labor shortages. And we know how to deliver projects in this context.
Overview: an unprecedented residential boom in Longueuil (+665 %)
The figures speak for themselves. Longueuil has never seen such rapid growth in residential construction. It's not just a small increase - it's a complete transformation of the urban landscape.
2024 housing starts: record growth
2,214 units started in Longueuil in 2024. To put that in perspective, it was 289 in 2023. We're talking about an increase of 665 %.
The Longueuil agglomeration (including Boucherville, Brossard, Saint-Lambert) saw growth of 171 %. This is spectacular even on a regional scale.
The total Quebec residential market is worth $36.6 billion. Longueuil is capturing a growing share of these investments, especially in the Jacques-Cartier, Fatima and new Pointe Longueuil developments.
Why the explosion? Subsidies + mixed densification
The Canada Homes Program is a game-changer. It requires that 20 % of new units be affordable to unlock federal funding. This pushes developers to build rentals rather than luxury condos.
The $850 million Infrastructure Transfer Program (ITP) for 2025-2027 funds municipal infrastructure. This allows Longueuil to support densification without blowing its budget.
Federal and provincial subsidies have created a favorable environment. Developers who build affordable or family housing have access to advantageous financing and accelerated permits.
The role of flexible zoning (Oct. 2024)
In October 2024, the City of Longueuil revised its zoning by-law. Buildings of less than 4 storeys can now achieve 20 % of additional density in certain zones.
What does this mean in concrete terms? A plot of land that used to accommodate 12 units can now accommodate 14-15. That's enough to make previously unprofitable projects profitable.
This flexibility attracts medium-sized developers, who can now build profitable plexis without having to finance 10-storey towers.
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Strong trends in 2024: towards high-density rental and prefabricated housing
The market has changed radically in 12 months. Here are the four trends that really dominate new construction in Longueuil.
1) Rental dominates: 81 % of new homes
81 % of new residential units are for rental. This is a complete reversal from 2015-2020, when condos dominated.
Condos fell by 68 % - they now account for less than 15 % of housing starts. Why is this? Potential buyers no longer have access to credit with high interest rates. Demand has shifted to rentals.
Institutional investors (real estate funds, REITs) are buying up rental properties on a massive scale. They're looking for stable returns, and Longueuil still offers affordable prices compared to Montreal, while remaining well served by public transit.
For small investors, this represents an opportunity. A 2-4 unit plexis generates solid rental income with a manageable initial investment. Return on investment is around 12 % in good areas.
2) The return of 2-4 unit plexis (ROI +12 %)
Plexis are back with a vengeance. Not the 50-unit buildings - the small 2- to 4-unit buildings that fit into existing residential neighborhoods.
The Observatoire du Grand Montréal (CMM) documents this trend. Plexis now account for 35 % of new rental construction in Longueuil, compared with 18 % three years ago.
Pointe Longueuil in particular favors this type of development. The urban plan encourages a diversity of housing typologies rather than monocultures of towers or single-family homes.
Typical ROI for a well-located plexis in Longueuil: 12 % gross. This includes rental income less operating expenses, before financing. With the right financing, return on equity can exceed 20 %.
3) Prefab modular construction: 25 % projects in 2025
Modular prefabricated construction is booming. It is estimated that 25 % of residential projects in 2025 will make at least partial use of this method.
Why now? The shortage of skilled labor has become critical. Construction times have increased by 15 % due to difficulties in recruiting tradespeople. Prefab reduces time on site by 30 to 40 %.
Modules are manufactured in the factory under controlled conditions, then delivered and assembled on site. This reduces quality problems linked to weather conditions and variations in skills between teams.
For Longueuil specifically, the prefab has another advantage: it makes it easier to manage foundations on clay soils. Modules can be manufactured while piles and foundations adapted to the local soil are carefully prepared.
Advantages for Longueuil (clay soils)
Longueuil's clay soils call for specialized foundations. Screw piles or deep concrete piles cost around 10 % more than a standard slab.
Prefab allows us to decouple lead times. While the foundations are being laid (4-6 weeks), the modules are manufactured in the factory (8-10 weeks). The whole thing is assembled in 2-3 weeks instead of 4-6 months for traditional construction.
This reduces exposure to bad weather, which can delay work by several weeks, especially in spring during thawing and in autumn during heavy rains.
4) Green buildings & climate resilience (PTI 2025)
The Infrastructure Transfer Program (ITP) 2025 now includes sustainability criteria. Projects that meet high environmental standards have easier access to financing.
Areas bordering the St. Lawrence River in Longueuil face increased flood risks. New developments must include resilience measures such as improved drainage systems, water-resistant materials and building elevation.
Certifications such as LEED or Novoclimat are becoming standard for medium-sized projects. It's more just a «nice to have» - it's often required to get grants and expedited permits.
Green roofs, rainwater harvesting systems and superior insulation (R-40+ for walls) are increasingly common. They cost 8 to 12 % more to build, but attract tenants looking for modern, energy-efficient housing.
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Myths vs. realities: what developers are still getting wrong in 2024
There are a lot of misconceptions about the construction market in Longueuil. Let's set the record straight.
Myth 1: «Costs have finally stabilized».»
False. Construction costs rose by 1.6 % in 2024, and projections for mid-2025 indicate a further 4.3 % increase, particularly for plexis.
Materials continue to fluctuate. Wood is down on the 2021 peak, but concrete, steel and electrical components are all up. Specialized labor costs 12 to 18 % more than two years ago.
Construction cost inflation is outstripping general inflation. This is a reality that needs to be factored into the financial planning of any project. Allowing a margin of 15 % for cost overruns is no longer excessive - it's prudent.
Myth 2: «Single-family homes are the most popular».»
Completely false. Single-family homes will account for less than 9 % of housing starts in Longueuil in 2024. The market has changed radically.
Demand is concentrated on multi-family rentals - plexis, mid-rise buildings of 6-20 units, and to a lesser extent high-rises. Families who wanted to buy a house five years ago are now renting spacious units.
This trend is not going to reverse quickly. As long as interest rates remain high and land prices continue to climb, multi-family rental will dominate.
Myth 3: «Longueuil lags behind Montreal».»
False. Longueuil and Laval combined account for 35 % of the Montreal metropolitan area's residential growth. That's a lot.
Longueuil attracts investment because it offers a balance: proximity to Montreal via the metro, land still available, more affordable land costs, and a city that actively facilitates development with its new zoning.
Montreal has its own challenges - scarce land, prohibitive costs, lengthy approval processes. Longueuil is now seen as a premium market by savvy developers.
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Opportunities 2024-2025: where to invest or build in Longueuil?
Not all areas of Longueuil are created equal. Here's where to focus your attention if you want to build or invest wisely.
Pointe Longueuil: 5,000 units under development (2025-2030)
Pointe Longueuil is THE major project of the decade. 5,000 residential units over the next 15 years, including 20 % of affordable housing in line with federal requirements.
The location is unbeatable: view of the St. Lawrence River, immediate proximity to downtown Montreal, mixed-use development with shops and green spaces. This is quality urban development.
The first projects are already under construction. Pre-construction prices range from 350 $ to 450 $ per square foot, depending on unit type. This is affordable compared with Montreal (550 $ to 700 $ per square foot in equivalent neighborhoods).
For investors, this is an opportunity to position themselves early in a sector that will become premium in 5-10 years. Projected rents offer yields of 8 to 10 % gross.
Jacques-Cartier / Fatima: strong demand from families aged 30-50
These areas attract families in the 30 to 50 age bracket looking for spacious homes with quick access to the metro. The population grew by 1.5 % in these neighborhoods, mainly in this age bracket.
Proximity to the Longueuil-Université-de-Sherbrooke metro is a major asset. Families want the quality of life of the suburbs with the mobility of public transit.
Land is becoming scarcer, but there are still opportunities for 4 to 12-unit projects. Old bungalows on large lots are being sold for demolition and replacement by modern plexis.
Typical price for a building plot in these areas: 250,000 $ to 400,000 $ depending on size and precise location. ROI after construction of a 4-unit plexis: 10 to 12 %.
LeMoyne: inclusive & social housing (90 seniors' units)
LeMoyne develops a niche in inclusive and social housing. The city has approved a 90-unit project for low-income seniors, in partnership with community organizations.
This is an opportunity for developers who want to access the substantial subsidies available for social housing. Federal and provincial programs often cover 40 to 60 % of construction costs.
The LeMoyne sector also attracts sustainable construction projects - green buildings, maximum energy efficiency, integration of community spaces. It's a laboratory for innovation in residential construction.
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Why choose Cartago Construction for your new-build projects?
We've been building on the South Shore for over ten years. We know the challenges, we have the solutions, and we deliver projects that last.
10+ years of local expertise & mastery of RBQ standards
Yassine Troudi founded Cartago Construction after a decade in residential construction in Quebec. We're intimately familiar with Longueuil's clay soils, RBQ standards and municipal requirements.
We've worked on projects in Jacques-Cartier, Fatima, LeMoyne, and all over the region. South Shore. We know which foundations work, which drainage systems are needed, how to get permits quickly.
Our RBQ certification and comprehensive insurance protect you. All our subcontractors are qualified and insured. You never take a risk with us.
Complete project management: design → delivery
We offer a complete turnkey service. From the initial design to the handover of the keys, we manage everything: plans and specifications, municipal permits, coordination of trades, materials management, meeting deadlines.
You have a single point of contact. No need to coordinate ten different contractors. We take on that responsibility and deliver a finished project to your specifications and budget.
Our team includes experienced tradespeople and subcontractors with whom we've worked for years. We never subcontract to the lowest bidder - we choose quality and reliability.
Transparency & on-time delivery (despite saturated workforce)
Transparency is at the heart of our approach. We explain each expense item, show the options, document everything. No hidden costs, no surprises along the way.
Deadlines are a major challenge in 2024-2025 with the shortage of manpower. Our solution: meticulous planning, selective use of precast, and strong relationships with suppliers and subcontractors.
We use prefab modular construction techniques where appropriate. This allows us to reduce site time by 30 % while maintaining superior quality.
Portfolio & recent projects on the South Shore
Over 150 residential projects have been completed on the South Shore since Cartago Construction was founded. Here are a few recent examples:
- Plexis 4 units in Longueuil (2024) - New construction on a site with clay soils. Foundations on screw piles, top-of-the-range finish, leased at 100 % before completion.
- Single-family home in Brossard (2023) - Complete construction with adaptation to sloping terrain. Habitable basement, double garage, Novoclimat certification.
- Major renovation plexis Greenfield Park (2024) - Complete transformation of a 60's plexis. New roof, exterior cladding, interior renovation of all units.
FAQ - Frequently asked questions about new construction in Longueuil
What are the major trends in new construction in Longueuil in 2024?
Rental dominates with 81 % of new units. Plexis 2-4 units are back in force, with an ROI of 12 %. Modular prefab construction accounts for 25 % of projects. And green buildings are becoming the norm with new ITP requirements.
Why do rental units dominate housing starts?
High interest rates are preventing many potential buyers from becoming homeowners. Demand has shifted to rentals. Institutional investors are buying up rental property on a massive scale for stable returns. And federal subsidies are encouraging affordable rental housing.
What are the average costs of new construction in 2024?
For a standard plexis, count 200 $ to 280 $ per square foot for construction alone (without land). This includes foundations adapted to clay soils, structure and medium-quality finish. High-end projects can exceed 350 $ per square foot.
Has zoning changed in Longueuil?
Yes, in October 2024. Buildings of less than 4 stories can now reach 20 % of additional density in certain zones. This allows more units to be built on the same lot, improving project profitability.
Is precast suitable for clay soils?
Absolutely. Prefab is even advantageous for Longueuil. Pile foundations adapted to clay can be meticulously prepared while the modules are being manufactured in the factory. Then they're quickly assembled, reducing exposure to the weather that can affect clay soils.
Where to build for maximum ROI in 2024-2025?
Pointe Longueuil for long-term appreciation potential (8-10 % yield). Jacques-Cartier and Fatima for stable family demand (10-12 % ROI on plexis). LeMoyne for social housing projects with substantial subsidies.
What federal subsidies are available?
The Canada Homes Program funds projects with 20 M% of affordable housing. 850 M$ Infrastructure Transfer Program (ITP) supports municipal infrastructure. Novoclimat offers up to 25 % in rebates for energy-efficient construction.
How do I choose a construction contractor in Longueuil?
Verifies RBQ certification and full insurance coverage. Ask for verifiable references and visit completed projects. Make sure he's familiar with local clay soils and municipal standards. Be transparent - a good contractor clearly explains costs and deadlines.
What are the advantages of 2-4 unit plexis?
High ROI (typically 12 % gross). Manageable initial investment compared to towers. Flexibility - you can occupy one unit and rent the others. Integrate into existing residential neighborhoods. Benefit from Longueuil's new relaxed zoning.
How can Cartago reduce my lead times and costs?
Meticulous planning before starting. Selective use of modular prefab (reduces lead times by 30 %). Strong relationships with suppliers (best prices on materials). Clay soil expertise (avoids costly foundation surprises). Complete project management (no coordination delays).
Ready to launch your new construction project in Longueuil?
Cartago Construction supports you from the initial idea to final delivery. We analyze the viability of your project, optimize costs and manage all technical and administrative aspects.
Start your project today:
📞 438-932-4326 ✉️ info@cartagoconstruction.ca 🌐 cartagoconstruction.ca
Office: 2580 Rue Cartier, Longueuil, QC J4K 3H1
RBQ-certified general contractor Liability insurance 2 M$ | More than 10 years of experience New construction and major renovation specialist on the South Shore
Our new construction services include :
✓ Viability analysis and market study ✓ Design and architectural plans ✓ Complete management of municipal permits ✓ Foundations adapted to clay soils ✓ Turnkey construction ✓ Coordination of all trades ✓ Guarantee on work ✓ Post-delivery follow-up
Service area : Longueuil, Brossard, Saint-Lambert, Greenfield Park, LeMoyne, Boucherville, and all of Montreal's South Shore.
