Two more units sounds simple, but it changes your financing, your design and your return. Here's how to decide between a fourplex and a sixplex on a Toronto lot.
Updated 2026-06-18
The single biggest difference isn't two doors — it's that five-plus units unlocks MLI Select. A fourplex is financed more like a house; a sixplex is financed like a small apartment, with higher leverage and longer amortization. If the lot is in a sixplex ward, the extra units often pay for themselves.
Outside the pilot wards, four units is the as-of-right ceiling — and a fourplex plus a garden suite still gets you to five and into MLI Select territory without a rezoning.
The right answer is the one with the better return on your specific lot. Model both and compare.
Not always — it depends on the ward, the lot, construction cost and rents. A sixplex unlocks better financing but costs more to build; compare the proformas.
Not as-of-right. Outside the nine pilot wards the limit is four units, plus a possible garden suite or major-street apartment.
As-of-right unit potential shown here is a planning guide generated from Toronto's multiplex and Expanding Housing Options in Neighbourhoods (EHON) permissions, not legal advice. Always confirm what a specific lot allows with the City of Toronto or a qualified planner before purchasing or designing.
