Sixplexes in Toronto: Where They’re Allowed in 2026
Fourplexes are now as-of-right across Toronto. Sixplexes are too, but only in specific wards. Here’s exactly where the bigger build is on the table.
Toronto’s multiplex rules have moved fast, and the single most common point of confusion is the difference between what’s allowed citywide and what’s allowed in your ward. Here’s the current state of play in 2026.
Fourplexes: as-of-right, citywide
Across most residential lots in Toronto, up to four units are permitted as-of-right, no rezoning, no minor variance for the unit count itself. This applies regardless of whether your property is designated detached, semi, or townhouse. It’s the foundation of the whole opportunity.
Sixplexes: as-of-right, but only in nine wards
As of mid-2025, five- and six-unit buildings (up to four storeys / about 10.5 m) are permitted as-of-right in the eight wards of Toronto & East York Community Council plus Ward 23 (Scarborough North), nine wards in total. Outside those areas, the as-of-right ceiling is still four units in the main building, a fifth or sixth unit would need a rezoning or variance. A citywide expansion has been studied but is not yet adopted.
Same city, different rules by ward. The first question on any lot is simply: which side of that line are you on?
Two other changes that matter
- Parking minimums are gone. Toronto eliminated minimum parking requirements for multiplexes citywide, freeing up lot area for the building and the rear suite.
- Bedroom mixes are capped. Larger multiplexes carry limits on average bedrooms per unit, something to design around, not discover late.
Find out what your property allows
Tell us the address and we’ll tell you, plainly, how many units it can carry as-of-right and whether a rear suite is on the table. Start here, or read The Reside Guide for the full picture. Rules change, so we always confirm current zoning for your specific property.