# Triplex vs Fourplex vs Sixplex: Which Fits Your Lot?

URL: https://multiplextorontobuilders.ca/guide/triplex-vs-fourplex-vs-sixplex/
Last-Modified: 2026-10-21
Tags: triplex vs fourplex vs sixplex, triplex or fourplex toronto, sixplex vs fourplex cost, multiplex unit count

Decision Guide

# Triplex vs Fourplex vs Sixplex: Which Fits Your Lot and Budget?

Compare three, four and six units on price, zoning permission, building code path, lot width and rent potential, so you choose a unit count your lot can legally carry.

By 

The Multiplex Toronto Builders Crew

[/about/ →](/about/)

 · Updated October 21, 2026 · 7 min read

![Three finished Toronto infill multiplexes of different sizes side by side](/images/featured/three-finished-toronto-infill-multiplexes-of-diffe.webp)

## The Three Options at a Glance

Choosing between a triplex vs fourplex vs sixplex is mostly a question of what your lot is allowed to carry and what it can physically fit. The extra units only pay if the zoning permits them and the building code costs do not swallow the gain. This guide compares the three on price, permission, code path and rent potential so you can narrow the choice before you pay for design.

![Modern triplex exterior with three stacked balconies](/images/content/modern-triplex-exterior-with-three-stacked-balconi.webp)

All three are part of our 

multiplex construction services

[/multiplex-construction/ →](/multiplex-construction/)

, and the right answer changes from lot to lot. Here is the side-by-side view.

| Factor | Triplex | Fourplex | Sixplex |
| --- | --- | --- | --- |
| Construction cost (CAD) | $400K-$1.1M | $500K-$1.4M | $800K-$2M |
| Typical build time | 8-10 months | 9-12 months | 12-16 months |
| Toronto permission | As-of-right citywide | As-of-right citywide (EHON) | Only Toronto and East York District and Scarborough Ward 23 North |
| Building code | Usually Part 9 | Usually Part 9 | Usually Part 3 |
| Sprinklers | Usually not | Usually not | Usually yes |
| Designer | BCIN designer | BCIN designer | OAA architect |
| Narrow-lot fit (25 ft) | Often fits, no variance | Often needs a variance | Rarely practical |
| Financing | Residential | Residential | Five+ units can open CMHC MLI Select |

> **The rule of thumb**
> 
> Permission sets the ceiling. Your lot sets the real number. A sixplex permitted on paper is worth nothing on a lot that cannot fit a second exit, and a fourplex is worth less than a triplex if it needs two variances and six extra months.

## Zoning Permission: What Is Allowed Where

Since 2023, EHON allows up to four units as-of-right on residential lots across the City of Toronto. The 2025 amendment allows six units, but only in the Toronto and East York District and Scarborough Ward 23 North. In North York, Etobicoke, York and the rest of Scarborough, four is the maximum.

Outside Toronto, none of this applies. Vaughan, Markham, Richmond Hill, Mississauga, Brampton and Pickering each have their own rules for additional units.

That means the first question is not “how many units do I want” but “which district is my lot in.” For owners on 

Scarborough Ward 23 North sixplex lots

[/service-areas/scarborough/ →](/service-areas/scarborough/)

 and in the Toronto and East York District, six is on the table. Everywhere else, the comparison is really between three and four.

## Building Code: Part 9 vs Part 3

Most triplexes and fourplexes stay within OBC Part 9, the part of the Ontario Building Code for smaller residential buildings up to 600 square metres of building area and three storeys. A sixplex almost always crosses that line and becomes a Part 3 building. That brings:

-   A sprinkler system and often a standpipe
-   A second exit or protected exit stair
-   Non-combustible cladding in some configurations
-   An OAA architect instead of a BCIN designer
-   More engineering and longer permit review

Those items can add six figures. The two extra units have to earn that back before a sixplex beats a fourplex on return. Our guide on 

how much it costs to build a multiplex in Ontario

[/guide/multiplex-construction-cost-ontario/ →](/guide/multiplex-construction-cost-ontario/)

 breaks those costs down by unit count.

![Larger sixplex building with separate entries and bike storage](/images/content/larger-sixplex-building-with-separate-entries-and-.webp)

## Lot Width and Fit

Setbacks shape everything. On a 25-foot lot, side-yard setbacks leave a narrow building, and the rear-yard soft landscaping rule limits depth. Many 25-foot lots fit three good units without a variance and four only with a side-yard variance that adds 4-6 months at the Committee of Adjustment.

On 30-40 foot lots, four units usually fit within the rules. On 50-foot suburban lots in North York or Scarborough, four units fit easily and the units can be larger. A sixplex needs enough width and depth for the second exit, bike storage and waste areas on top of six units, which usually means a wider or corner lot.

Our guide on 

when a triplex makes more sense

[/guide/when-a-triplex-makes-more-sense/ →](/guide/when-a-triplex-makes-more-sense/)

 goes deeper on narrow lots.

## Rent Potential vs Build Cost

More units mean more rent, but not in a straight line. A few things to weigh:

-   **Unit size:** four small units on a narrow lot may rent for less per unit than three larger ones, and turn over more often
-   **Time:** a variance adds 4-6 months of carrying cost before construction starts
-   **Code cost:** Part 3 items on a sixplex add cost per unit that a fourplex does not carry
-   **Financing:** five or more units can qualify for CMHC MLI Select, which can improve loan terms if the design earns enough points

We do not publish market rents, because they move and vary block by block. Use current local listings for each unit type, then run them through a simple yield calculation against the build cost bands above. Our rental income calculator on the tools page does this for you.

## Three Lots, Three Answers

The comparison gets clearer with examples. These are typical cases we see, simplified to show how the decision usually goes.

**A 25-foot Danforth Village lot.** Inside the Toronto and East York District, so six units are permitted on paper. In practice, the narrow building leaves no room for a second exit and bike storage, so a sixplex is off the table. A fourplex needs a side-yard variance and produces units under 650 sqft. A triplex fits without a variance, with two-bedroom units of 850-950 sqft. The triplex usually wins on total return because it starts sooner and rents to longer-term tenants.

**A 50-foot Willowdale lot.** North York, so four units is the maximum. A fourplex fits within the setbacks with room for side-by-side units. A triplex would leave buildable area unused. The fourplex wins clearly.

**A wide corner lot in Ward 23 North.** Six units are permitted, and the corner gives room for a second exit stair, separate entrances and bike storage. The sixplex makes sense if rents cover the Part 3 costs, and five-plus units open CMHC MLI Select options. Our Ward 23 North corner-lot sixplex was fully rented in its first month.

| Lot | Likely best fit | Why |
| --- | --- | --- |
| 25 ft, Toronto and East York | Triplex | No variance, larger units, faster start |
| 50 ft, North York | Fourplex | Fits easily; four is the cap |
| Wide corner, Ward 23 North | Sixplex | Room for Part 3 items; MLI Select possible |

These are patterns, not rules. Heritage status, trees, servicing and your own goals can change the answer on any lot. That is why every recommendation we make comes after the envelope is modelled for your exact parcel.

## How to Decide

1.  **Confirm your district.** That tells you whether six is even possible.
2.  **Measure your lot.** Width and depth narrow the field fast.
3.  **Model the envelope.** Setbacks, height and coverage show what fits.
4.  **Price each option.** Include code costs, variances and carrying time.
5.  **Compare yield, not unit count.** The best option is the one with the best return for your risk and timeline.

A written feasibility report does steps one to four for your exact lot, with a CAD budget range for each viable option. If you want that comparison, you can 

check your lot’s unit count

[/contact/ →](/contact/)

 with us in 1-2 weeks.

Quick Answers

## Frequently Asked Questions

### Is a sixplex always more profitable than a fourplex?

Not always. Two extra units add rent, but Part 3 requirements such as sprinklers, a second exit and an architect can erase much of the margin, and sixplexes are only allowed in two areas of Toronto.

### What lot width does a fourplex need?

There is no single number, but many 25-foot lots fit two or three units without a variance, while lots of 30-40 feet or wider fit four more easily. Setbacks and height decide the answer.

### Can I build a sixplex in North York?

No. North York is outside the approved sixplex areas, so four units is the as-of-right maximum there.

Keep Reading

## Related Guides

Hiring a Multiplex Builder in Ontario: HCRA, Tarion and Contract Red Flags Decision guide

[/guide/hiring-a-multiplex-builder-ontario/ →](/guide/hiring-a-multiplex-builder-ontario/)

 

How Long Does It Take to Build a Multiplex? Timelines by Unit Count Explainer

[/guide/how-long-to-build-a-multiplex/ →](/guide/how-long-to-build-a-multiplex/)

 

How Much Does It Cost to Build a Multiplex in Ontario? Decision guide

[/guide/multiplex-construction-cost-ontario/ →](/guide/multiplex-construction-cost-ontario/)

 

Multiplex Construction Financing in Ontario: Loans, Draws and Equity Decision guide

[/guide/multiplex-construction-financing-ontario/ →](/guide/multiplex-construction-financing-ontario/)

Learn more about Multiplex Construction

Price bands, process, project photos and answers to the questions owners ask most.

See Multiplex Construction

[/multiplex-construction/ →](/multiplex-construction/)