Model estimates. Verify before acting.
What could your Toronto lot become?
Homes allowed, rents, build cost, and the bank test. Takes 30 seconds.
How this tool works
Toronto permits multiplexes of up to 4 units on residential lots city-wide, and up to 6 units as-of-right in 9 wards under Official Plan Amendment 818 and Zoning By-law 654-2025, adopted by Council on June 25 and 26, 2025. That opened a real build-to-rent path for homeowners and small builders: replace a single house with 2 to 6 rental units financed through CMHC's MLI Select program.
This analyzer runs on our own property database, built from the City of Toronto's open data. Every searchable address is a residential property whose zoning was stamped directly from the City's Zoning By-law 569-2013 layer at the City's own published address point, with the zone's minimum frontage, minimum lot area, and density standards attached, and whose lot area is the City parcel's stated area. An address where the zoning or parcel could not be matched one-to-one is left out rather than guessed at. Rents come from CMHC's Rental Market Survey by survey zone, and cost and cap-rate defaults come from named published reports, shown with their dates.
Why we ask for the property value
British Columbia publishes an assessed value for every property each year, and our Vancouver tools use it. Ontario works differently. MPAC assessment values are released only to the property owner, and the province has repeatedly postponed reassessment, so values on the tax roll still reflect January 1, 2016 prices. There is no public, current valuation for a Toronto home. The honest way to model a deal is to use the number you actually face: your purchase price, the asking price, or your own estimate of what the property is worth today.
Frequently asked questions
Where does the property data come from?
Every address comes from the City of Toronto’s official address repository (Toronto One Address Repository). Zoning is stamped from the City’s Zoning By-law 569-2013 layer at the City’s own address point, and the lot area is the City parcel’s stated area from the Property Boundaries dataset. An address is only shown when exactly one zoning polygon and exactly one parcel match it.
Why do I have to enter the property value myself?
Ontario publishes no current per-property values. MPAC assessments are released only to the property owner, and the province has frozen reassessment, so tax-roll values still reflect January 1, 2016 prices. Enter your purchase price, the asking price, or your own estimate.
Where do the rents come from?
From CMHC’s official Rental Market Survey: average rent by bedroom type for your CMHC survey zone within Toronto, with the survey date shown. These are averages of the existing purpose-built rental stock, so they typically sit below what a brand-new unit rents for, which makes the proforma conservative on income.
How many units can I build on a Toronto lot?
Multiplexes of up to 4 units are permitted as-of-right city-wide. Up to 6 units are permitted as-of-right in 9 wards under Official Plan Amendment 818 and Zoning By-law 654-2025, adopted by Council on June 25 and 26, 2025. The tool shows the ceiling that applies to the address you pick, based on its ward and its residential zoning.
What financing does the model assume?
A CMHC MLI Select insured construction loan, sized by the lesser of the DSCR, loan-to-cost, and loan-to-value tests. Cost per square foot defaults to the Altus Group 2026 Canadian Cost Guide range for wood-framed multi-residential in the GTA, and the cap rate defaults to the Colliers GTA Multifamily Market Report figure, each shown with its source. Every assumption is editable.
How many Toronto addresses does PlexCheck cover?
The database holds 429,764 Toronto residential addresses as of August 30, 2026, each matched one-to-one to a City zoning polygon and a City parcel record. We round the number shown on the page down to 429,000+ so the figure stays accurate between data refreshes.
Is the result a guarantee I can build that many units?
No. PlexCheck is a screening model, not an appraisal, a lending commitment, or a CMHC decision. The zoning layer it reads from includes City amendments up to June 18, 2023, so confirm current zoning with the City of Toronto before relying on a unit count for a purchase or a permit application.
Does PlexCheck know which of the 9 sixplex wards a lot is in?
Yes. The tool looks up the ward for the address you search and reports whether that ward has opted into the six-unit ceiling under Official Plan Amendment 818 and Zoning By-law 654-2025, or whether the four-unit city-wide ceiling applies instead. The nine sixplex wards are the eight Toronto and East York district wards plus Ward 23, Scarborough North.
The rules behind the numbers
The full rule set: the city-wide by-law, the sixplex wards, suites, envelope, charges and financing.
Why the ceiling PlexCheck reports is four units on some lots and six on others.
The cost per square foot the model starts from, and what moves it.
What the debt-service, loan-to-cost and loan-to-value tests are doing in the model.
Where the CMHC survey rents come from and why they sit below new-build rents.
What is actually being filed, ward by ward, from the City permit register.
The analyzer produces a screening model, never an appraisal, a lending commitment, or a CMHC decision. Zoning is stamped from the City's published layer, which includes amendments up to June 18, 2023; confirm current zoning with the City before relying on a unit count. See our Toronto multiplex permit tracker for what is actually being built, ward by ward.