Understand Sainte-Anne-de-Bellevue before you commit to an address
Sainte-Anne-de-Bellevue is at the western tip of the island where the Ottawa River meets Lac Saint-Louis, a town of five thousand with a nineteenth-century main street, a boardwalk and a lock, McGill's Macdonald campus and John Abbott College. The REM's western branch terminates here, which for a town this far out is a substantial change. Figures come from the province's assessment roll and municipal budget file, measured the same way in all 28 municipalities here. It sits in the Montréal agglomeration, so part of what an owner pays here funds services set by a council this municipality does not control.
The cost of living in Sainte-Anne-de-Bellevue, and what a home costs
Two calculators on Quebec's own rules: semi-annual compounding and the real minimum down payment tiers, and the closing costs this province actually charges.
Rent or buy in Sainte-Anne-de-Bellevue
Whether buying here beats renting, and the year it turns over. Both households start with the same cash, so the comparison is not rigged either way.
Mortgage calculator
Semi-annual compounding, the CMHC premium under twenty percent down, and the 9% Quebec sales tax charged on it in cash at closing, the highest in the country.
Then work out whether Sainte-Anne-de-Bellevue is the right part of the region
No neighbourhood guides for Sainte-Anne-de-Bellevue yet. What is here instead is the whole region on one comparable footing.
What buying in Sainte-Anne-de-Bellevue actually involves
The rate of 0.6692% is on the high side for the West Island, on a median detached house of $708,650, for a bill near $4,700. The two campuses are a large part of the town's land area and are not taxable, which is a real constraint on a municipality this small. The same problem a university town anywhere has. What the town has instead is a functioning main street with restaurants on the water, which almost nowhere else on the West Island can claim.
The REM terminus is the thing to weigh. A terminus means a seat and a predictable run, and the trip downtown is now competitive with driving for the first time; it also means park-and-ride demand from everywhere further west, which lands on this town's streets. And the practical geography has not changed: this is thirty-two kilometres from downtown, the far end of the island, and the winter drive on Highway 40 or 20 is what it has always been.
Two university campuses and a hospital sit inside or beside the town, which for a municipality this size means a real daytime population, student rental demand near the campuses, and a set of institutional landholdings that will not be developed. That gives the place a stability its size would not otherwise suggest.
The boardwalk and the lock draw visitors through the summer, and the small commercial strip along the water is busy in a way that is charming from three streets back and tiring from the first row. It is worth seeing in July before deciding what the waterfront premium is worth.
Moving to Sainte-Anne-de-Bellevue: check these before you commit
- The REM timetable and the park-and-ride situation at the terminus, which draws from well beyond the town.
- Student rental patterns near the two campuses, which shape whole streets here.
- Flood and shoreline mapping, since much of the old town is at the water's edge.
- Summer boardwalk traffic and parking near the address, which is seasonal and concentrated.
The 826 detached one-dwelling houses on Sainte-Anne-de-Bellevue's 2026 roll are what the median above describes. The roll was built against market conditions on 1 July 2024 and is fixed for three years, so it is a market value rather than a current one.
Sourced, dated, and separated from the guesswork
Every Sainte-Anne-de-Bellevue figure below is cited, stamped with the period it describes, and editable, because a number for the whole city rarely describes your purchase. Appreciation and investment returns are assumptions rather than facts, and they are labelled that way. Read the methodology for how the line is drawn.
- Prices, rents and tax rates: published statistics and the official schedules.
- Nothing here is a lender quote, a pre-approval or financial advice.
Where the Sainte-Anne-de-Bellevue figures come from
- Rôles d'évaluation foncière du Québec: rôle 2026, fichiers par municipalité · Ministère des Affaires municipales et de l'Habitation, via Données Québec · retrieved Supports: Every property on the 2026 assessment roll of each of these municipalities, with its predominant use, its number of dwellings, its physical link and its value, The median detached one-dwelling residence in each municipality, computed identically across all twenty-eight, The market conditions date each roll was built against: 1 July 2023 for twelve of them and 1 July 2024 for sixteen
- Rapport financier des organismes municipaux: données prévisionnelles non auditées 2026, Simple occurrence · Ministère des Affaires municipales et de l'Habitation · retrieved Supports: The 2026 residential property tax rate adopted by each municipality, in dollars per $100 of assessment, Special rates for debt service, operating and investment activities where a municipality levies them, under the taux-unique code as well as the taux-variés résiduelle one, The 2026 decree population of each municipality, The adopted-rate file itself rather than the dataset page that lists it, so the next reconciliation is a fetch rather than a search
- Données prévisionnelles non auditées 2026: description des postes · Ministère des Affaires municipales et de l'Habitation · retrieved Supports: Which code carries which adopted rate: general CPALB01724 taux unique or CPALB01726 taux variés résiduelle, debt CPALB01736 or CPALB01738, operating CPALB01747 or CPALB01749, investment CPALB01758 or CPALB01760, That a special rate adopted at a single rate is recorded under a different code from one adopted per property class, which is the distinction this layer reads both halves of
- Rental Market Survey, Montréal CMA: October 2025 · Canada Mortgage and Housing Corporation · retrieved Supports: An average two-bedroom rent of about $1,200 across the purpose-built stock of the Montreal CMA, A vacancy rate of 2.9%, Survey zones that do not correspond to municipal boundaries, which is why this layer carries one regional figure rather than twenty-eight
- Réorganisation municipale: les municipalités reconstituées et le conseil d'agglomération · Gouvernement du Québec, Ministère des Affaires municipales et de l'Habitation · retrieved Supports: The reconstitution of fifteen municipalities on the island of Montreal and four in the Longueuil agglomeration on 1 January 2006, The division between local competences and agglomeration competences. Police, fire, water production, arterial roads and public transit, The agglomeration council's power to set the levy that funds them
- Regulations amending the Insurable Housing Loan Regulations and the Eligible Mortgage Loan Regulations (SOR/2025-55) · Canada Gazette, Part II · retrieved Supports: The $1.5 million insured price cap, which only three of these twenty-eight municipalities' median detached houses exceed, 30-year insured amortization for first-time buyers and new builds