Renovating Before Selling in Montreal: What to Do, What to Avoid, and How Much You’ll Recover

By Michele-V. Guzzo, Real Estate Broker — MVG Immobilier | Royal LePage Urbain

You’re thinking about selling. You walk through your home and start the mental checklist: the dated kitchen, the bathroom that hasn’t changed since 2004, the windows that rattle every January. The question isn’t whether you should renovate — it’s which renovations will actually come back to you at sale.

Not all of them. Some will. And a few will return more than you put in.

Here’s what the data says — and what I tell my clients.

The Honest Truth About Renovation Returns

Before getting into numbers, one thing needs to be said clearly: renovation return isn’t a guarantee. It’s an estimate based on broker surveys, market data, and comparable sales — and it varies considerably depending on property type, neighbourhood, quality of work, and price range.

A $60,000 kitchen in a $500,000 condo in Villeray is not the same investment as that same kitchen in a $1,000,000 single-family home in Outremont. You need to match the quality of your renovations to your property’s price range — that matters more than the renovation itself.

With that said, here’s what the best available data indicates for the Montreal and Quebec market — the most comprehensive Canadian data on renovation returns dates from 2022, with no more recent equivalent having been published since.

Interior Paint — The Best Return, Dollar for Dollar

Estimated cost recovered at resale: ~100%

Source: Royal LePage national broker survey (2022); Angi (2025)

Fresh paint in neutral tones is arguably the most influential pre-sale investment you can make. It costs relatively little, comes together quickly, and signals to buyers that the home has been maintained. According to the Royal LePage broker survey, interior paint adds an average of 12% to a property’s value — and industry estimates consistently place cost recovery at or near 100%.

Colour matters. Colours that are too cold, aggressive accent walls, or highly personal choices can work against you. Go with warm neutrals — off-whites, greiges, soft taupes — that will appeal to the widest possible pool of buyers.

If you’re selling within the next six months and your budget is limited, start by painting.

Kitchen Renovation — The Strongest Impact on Buyers

Estimated cost recovered at resale: 75–100% (light refresh); as low as 38% (full gut)

Sources: Royal LePage (2022); RE/MAX Canada; Centris.ca Quebec broker survey

In a survey of Quebec real estate brokers conducted by Centris.ca, 92% ranked the kitchen first among renovations offering the best return at resale. Royal LePage’s national data places kitchen renovation at an average potential value increase of 20%.

The critical nuance: the return depends entirely on the scope of work. A light refresh — new cabinet doors, quartz countertops, updated hardware, new backsplash tile — can recover 75 to 100% of costs. A full gut with custom cabinetry, relocated plumbing, and high-end finishes can fall as low as 38% recovery, according to the American Cost vs. Value Report — in the absence of an annually published Canadian equivalent, this report remains the most widely used comparative reference in the industry.

Buyers remember how a kitchen made them feel, not what it cost. A clean, functional, neutral kitchen beats an over-renovated one. Spend intelligently — not excessively.

Bathroom Renovation — Second Only to the Kitchen

Estimated cost recovered at resale: ~74% (mid-range)

Sources: Royal LePage (2022); Cost vs. Value Report 2024

Bathrooms rank second in Quebec broker surveys. Buyers notice them immediately, and an outdated bathroom creates a perception of neglected maintenance across the entire property.

Royal LePage estimates a bathroom renovation can add an average of 16% to a property’s value. The sweet spot: a targeted mid-range update — new vanity, updated lighting, shower or tub surround, modern fixtures. Moving plumbing generally doesn’t justify the expense unless the layout is genuinely dysfunctional.

Don’t aim to create a spa. Aim to create a bathroom buyers won’t mentally subtract from your asking price.

New Windows — Functional Value and Buyer Confidence

Estimated cost recovered at resale: 70–80%

Sources: Royal LePage (2022 — +13% value); RenoCalc (Montreal market, 2026); Centris broker survey (3rd-ranked renovation in Quebec)

New windows may not inspire excitement, but they carry significant weight with Montreal buyers. Quebec’s climate is among the most demanding in North America. Old windows that let in cold air mean higher Hydro-Québec bills — and buyers factor that into their offers.

Montreal market estimates indicate a recovery of 70 to 80% of replacement costs at resale, particularly with ENERGY STAR-certified models. Some eligible replacements may also qualify for the Rénoclimat program, subject to eligibility criteria in effect at the time.

New windows don’t just add value — they eliminate a negotiating lever. In a pre-sale context, that’s just as important.

A New Roof — The Renovation You Have to Do

Estimated cost recovered at resale: 60–70%

Sources: RenoCalc (Montreal market, 2026); Centris broker survey (range 50–80%); RE/MAX Canada

A new roof won’t make buyers fall in love with your home. But a failing roof will block your transaction — or hand the buyer a massive negotiating lever at inspection.

This is the renovation that protects value more than it creates it. In a Montreal market where inspection conditions are the norm, a roof in poor condition triggers price reductions, conditional clauses, and hesitation. A new roof eliminates all of that friction.

The 60–70% cost recovery figure probably understates the true impact, because it doesn’t capture the transactions that don’t fall through — or the full-price offers that arrive without conditions.

Roof, foundations, and structure first. Always. A home with structural problems can’t be concealed with fresh paint.

The Big Picture: Montreal Rewards Move-In Ready Properties

QPAREB data from April 2026 shows a consolidating market: demand remains present, but buyers are taking more time and comparing more carefully. In this context, move-in ready properties attract faster offers and higher prices. Properties requiring significant work are sitting longer.

Strategic renovations — the right ones, well executed, at the right scale for your neighbourhood — are worth more in this environment than they were in an overheated market where everything sold regardless.

Construction costs in Quebec have risen considerably since 2014 — according to Montreal architect Ron Rayside, cited by CBC News in January 2026, referring to input costs (labour and materials). The calculation has shifted: you recover a smaller net gain, even on the same percentage of costs recovered. That’s why strategic planning matters more than ever.

In Summary

Value increases estimated per the Royal LePage national broker survey (2022). Additional sources: Centris.ca; RE/MAX Canada; RenoCalc (Montreal market, 2026); CBC News (January 2026).

If you’re preparing to sell and trying to decide where to put your money, the answer is almost always the same: start by painting, protect the structure, and refresh the kitchen and bathroom at a scale that matches your property’s price range.

And before spending a dollar, talk to your broker. The renovations that add value in Rosemont and Villeray aren’t always the same ones that make a difference in Westmount or TMR.

Do you have a real estate project?

Whether you’re buying, selling, or investing, I can help you make the best decision for your situation. A 30-minute conversation, at no cost and no pressure.

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MVG Immobilier — your strategic real estate partner.

A Note on the Data

The return figures are industry estimates based on broker surveys and renovation cost estimation tools — not guaranteed returns. Actual results vary by neighbourhood, quality of work, property price range, and market timing. The Royal LePage survey data cited dates from 2022 — the most recent and comprehensive Canadian dataset available based on broker surveys. No annually audited renovation return report specific to Montreal exists to date. The construction cost reference is drawn from architect Ron Rayside’s statement to CBC News (January 2026) and refers to input costs (labour and materials) — not necessarily the average cost of a residential renovation project.