Longueuil commercial values

Longueuil carries a population of 254,483 and an estimated 5,400 commercial buildings, which works out to 21.2 commercial buildings for every thousand residents. Valulor classifies it as a tier 2 market, meaning it behaves as a secondary market where private capital sets the clearing price and institutions arrive selectively. That classification is not cosmetic: it decides which asset classes get a published Longueuil page at all, how wide the cap-rate band around a Longueuil valuation should be, and how much weight a single Longueuil transaction is allowed to carry when the band is next revised.

The practical consequence for anyone valuing a Longueuil asset is that the Quebec provincial average is the wrong anchor. Average transaction size here is $3,300,000, and a market that trades at that size supports a different buyer pool than one trading at half of it. Valulor prices Longueuil against its own 4 published bands, then sanity-checks the result against Quebec peers rather than against a national headline yield.

A Longueuil valuation on Valulor always resolves to a range, never to a single number. With 4 bands live for this market, the tool applies the band that matches your asset class, then reports the low, mid and high value that your net operating income supports in Longueuil. Every point of cap rate is worth roughly $5,439 of value on a $3,300,000 Longueuil deal, which is the single best argument for arguing the band rather than accepting the midpoint.

Across the 4 asset classes Valulor publishes for Longueuil, multi-residential prices tightest at a mid of 5.12% inside a 4.47% to 5.88% band, and office prices widest at a mid of 7.04% inside 6.39% to 7.80%. The distance between those two midpoints is 192 basis points, and that number is the most useful single description of the Longueuil risk curve.

A 192 basis point spread tells you how much of a premium Longueuil buyers demand for stepping out of the most liquid asset class into the least. On the same net operating income, moving from multi-residential pricing to office pricing in Longueuil changes the supportable price by roughly 38 percent.

Every Longueuil band carries its own provenance flag. A band marked modelled is a baseline derived from the Longueuil cap-rate seed and tier and is clearly labelled as such; it is not a claim about a transaction that happened. When a real Longueuil comparable is verified and promoted, it overwrites the modelled baseline for that asset class and the band is re-cut with the observation count attached. Valulor will not print a Longueuil yield without saying where it came from.

Cap rates value income; price per square foot values the building. In Longueuil, the published range runs from $143 per square foot for office to $321 per square foot for multi-residential. Anyone underwriting a Longueuil asset should test both views: a price that looks fair on yield and unfair on a per-square-foot basis usually means the rent roll is carrying risk the cap rate has not priced.

Marketing time is the second half of that picture. Multi-residential takes the longest to clear in Longueuil at 109 days on market, which is the practical reason a Longueuil seller who needs certainty of close accepts a number below the band mid.

Replacement cost is the boundary condition on all of this. When a Longueuil building trades meaningfully below what it costs to build the same envelope here, new supply stops and the existing stock of 5,400 buildings gains pricing power over the following cycle.

Valulor tracks 19 lenders active against Longueuil's 5,400 commercial buildings, producing a Lender Density Score of 35. Expressed differently, there is roughly one tracked Longueuil lender for every 284 commercial buildings in the market. Density is a valuation input, not a footnote: markets where the score is low price wider because a single lender withdrawing changes the clearing price.

At a score of 35, a Longueuil borrower should expect to run a shortlist rather than an auction. Term sheets in this market are won on sponsor track record and asset quality, and the spread between the best and worst quote on the same Longueuil deal is routinely wider than the spread between two asset classes.

The financing side also explains why Longueuil bands widen at the bottom of the market rather than at the top. When credit tightens, the Longueuil buyer who needed 65 percent leverage disappears before the buyer who needed 50 percent does, and the marginal bid that used to set the Longueuil price is the one that goes missing. That is why Valulor publishes a low, mid and high for every Longueuil asset class instead of a point estimate.

Valulor publishes 24 Quebec markets, and Longueuil should be read against them rather than in isolation. The nearest comparison set includes Montreal (tier 1), Quebec City (tier 1), Laval (tier 2), Gatineau (tier 2). Montreal is the largest Quebec market on the roster at 1,762,949 residents, and the yield distance between it and Longueuil is the clearest measure of what tier really costs a seller here.

Cross-market comparison is where valuation errors surface fastest. If a Longueuil asset is being priced at a yield that belongs to a larger Quebec market, the difference is either a genuine quality premium or an unsupported assumption, and the Quebec ladder makes it obvious which.

Tier discipline runs through this comparison. Tier 3 Quebec markets carry anchor asset classes only, because Valulor will not publish an office or hospitality page for a market that cannot support a defensible band. Longueuil sits at tier 2, so it carries the fuller set of 4 published bands.

Start with net operating income, not with the asking price. Enter the Longueuil asset's stabilised NOI into the valuator, select the asset class, and read the three values the Longueuil band produces. The mid is the number to negotiate from; the low and high are the numbers to justify. On an average Longueuil deal of $3,300,000, the difference between the low and high value is the entire negotiation.

Then test the sensitivity. Re-run the Longueuil valuation at the band low and at the band high, and if the deal only works at the tight end, you are relying on Longueuil liquidity that the 19 tracked lenders here may not supply on the day you need it.

Finally, carry the result forward. The valuation you build for a Longueuil asset travels with you across the network as a shared deal object, so the value, NOI, gross floor area, asset class and the longueuil-qc market tag are already filled in on the next tool you open. Nothing is stored and no account is created — the Longueuil deal lives in the link.

Not advice — Valulor is a data publisher. Every figure here is an indicated value produced by published capitalisation math from inputs you supply — not an AACI, MAI or otherwise accredited opinion of value, not an appraisal, and not advice. Lenders, courts and tax authorities require an appraisal from a licensed appraiser; confirm any number here before you rely on it. About Valulor