Verdun and NDG end up on the same shortlist for many first-time buyers: plex streets, a metro line, a real main street and a short ride downtown. At $400,000 to $450,000, though, you are buying different things in each. This page puts the two side by side, with the numbers and the checks that matter at this budget.
The short version
- Choose Verdun if you want the green line within walking distance, the river and Wellington Street, and you are comfortable in a small plex syndicate.
- Choose NDG if you want an older, often larger unit on a quiet residential street, with the orange line on the east side and buses in the west.
- In both, your budget sits below the borough's median condo price. Expect the smaller unit or the older building, and give the document review as much weight as the street.
The numbers side by side
| Verdun | NDG | |
|---|---|---|
| Median condo price | $602,266 | $538,625 |
| Change over one year | +3% | −4% |
| Condo sales | 596 | 460 |
| Active condo listings | 352 (+32%) | 328 (+27%) |
| Average days on market | 59 | 58 |
| Months of condo inventory | About 7 | About 9 |
| Homes in plexes and low-rise buildings | 59% | 62% |
| Homes built in 1960 or earlier | 43% | 47% |
| Households that rent | 62% | 74% |
| Metro | Green line: De l'Église, Verdun, LaSalle. REM on Nuns' Island | Orange line: Vendôme, Villa-Maria (east side) |
Market: Centris, last 4 quarters to Q2 2026, by borough. Housing and households: Statistics Canada, 2021 Census. Verdun figures include Nuns' Island. NDG figures are for the Côte-des-Neiges–Notre-Dame-de-Grâce borough.
What the medians hide
Neither median describes the condo you are most likely to buy.
- Verdun's figure includes Nuns' Island, where towers and newer buildings on the water pull the median up. Mainland Verdun, around Wellington and De l'Église, is mostly plexes from the 1920s and 1930s, and that is where most units at $400,000 to $450,000 are.
- NDG's figure includes Côte-des-Neiges, a different market of walk-ups and mid-rise buildings near the universities and hospitals. In NDG itself, most condos at this budget are units in converted duplexes and triplexes.
- Inventory is up about 30% in both, and condos take close to two months to sell on average. That gives you time to read the documents and room to negotiate, except on the few well-priced units that go in the first week.
A borough median is a starting point, not a price. For a figure that matches your search, compare recent sales of the same type of unit on the streets you like. I can pull them for you.
The buildings at your budget
Mainland Verdun: units in divided plexes, many with the curved outside staircases the area is known for, plus some newer infill buildings near Wellington. Syndicates are small, often two to six owners, and usually self-managed.
NDG: units in red brick duplexes and triplexes built mostly between 1910 and 1940, and some older walk-ups. Units can be roomier for the price, but the buildings are older, and the same small, self-managed syndicates are the norm.
In both areas, watch for undivided co-ownership (indivision). A listing may say "condo" when the owners share a single title. Lenders generally require at least 20% down for an undivided unit, which changes your cash plan completely.
Getting around
- Verdun: the green line runs under the neighbourhood, with De l'Église, Verdun and LaSalle stations. Nuns' Island has an REM station a few minutes from Gare Centrale. The riverside path runs the length of the borough.
- NDG: Vendôme and Villa-Maria on the orange line serve the east side, and Vendôme also has exo trains and a tunnel to the MUHC Glen site. The western part of NDG has no metro and relies on buses along Sherbrooke and Monkland.
If you commute, time the trip from the actual address, not from the neighbourhood.
What to check in each
Verdun
- Small syndicate paperwork. In a three-unit plex, the syndicate is three neighbours. Ask for the declaration of co-ownership, the budget, the minutes, the contingency fund's bank statement and proof of building insurance in the syndicate's name.
- Exterior work. Outside staircases, balconies, masonry and roofs on 90-year-old plexes are expensive. Read the declaration to see who pays for them and whether they are limited common portions.
- Garden-level units. Ask about any history of water infiltration and whether the building has a backwater valve.
- Schools. Verdun is served by the Marguerite-Bourgeoys (French) and Lester B. Pearson (English) school boards, which differ from most of central Montreal.
NDG
- Divided or undivided. Both are common in NDG's plex stock. Confirm with the listing broker and the certificate of location before a second visit.
- Tenants in place. About three households in four rent in the borough. If a unit is sold with a tenant, Quebec law protects that tenant strongly, and you cannot count on moving in at closing.
- Noise corridors. I door-knock in NDG regularly, and one street closer to the Décarie Expressway, Highway 20 or the rail tracks makes a noticeable difference in both noise and price.
- Law 16 in older buildings. A small contingency fund in a 100-year-old plex often means special assessments later. Ask for the syndicate's certificate, which must be provided within 15 days of the seller's request.
Cost to buy
Both are in the City of Montreal, so the welcome tax is the same at the same price: $4,485.50 on a $425,000 purchase. An eligible first-time buyer may recover all of it through Quebec's refundable credit, but pays the city first. See the welcome tax refund for the details.
Condo fees in small plex syndicates are usually modest in both areas. Low fees are good news only if the contingency fund is healthy.
Who each one fits
- Verdun fits buyers who want a metro stop within walking distance, the river and a busy main street, and who accept a smaller unit in exchange.
- NDG fits buyers who want more space for the money and a quieter street, close to the orange line or the MUHC, and who are fine taking the bus from the west end.
My read
At this budget, the building decides more than the neighbourhood. A well-run triplex on a quiet NDG street beats an underfunded plex near Wellington, and the reverse is just as true. Pick two or three streets in each area, then let the documents narrow the list.
Common questions
Is Verdun cheaper than NDG?
Not by the borough figures. Verdun's median condo price is higher, largely because it includes Nuns' Island. Compare recent sales of the same type of unit, not borough medians.
Which has better metro access?
Most of mainland Verdun is within walking distance of a green line station. In NDG, the orange line serves the east side only.
Are condos in either area mostly new?
No. Most are units in plexes built before 1940, with some newer infill buildings.
Can I buy with 5% down in either area?
For a divided co-ownership unit under $500,000, usually yes, with mortgage insurance. Undivided units generally need at least 20% down.
Next step
Get listing alerts for Verdun or NDG. I will set up a search matched to your budget and send new listings as they come on the market.
Prefer to talk first? Book a 30-minute call
Want another pair? Compare any two neighbourhoods on my homepage.
Keep reading
Delaram Farzin, Residential Real Estate Broker (Courtière immobilière résidentielle), Groupe Sutton Centre-Ouest, real estate agency. This page is general information, not legal, tax or financial advice.
Sources: Centris real estate statistics · Statistics Canada, 2021 Census · Gouvernement du Québec, co-ownership rules · Ville de Montréal, transfer duties
