Toronto Areas | North York

Multiplexes in North York

North York is postwar Toronto — Willowdale and the Yonge (Line 1) and Sheppard (Line 4) corridors, laid out with wide, deep lots on quiet streets. That extra room suits a fourplex new-build and leaves rear-yard space for a garden suite near the subway. North York is not one of the nine sixplex wards, so the city-wide ceiling of four units applies unless a ward opts in. Pull the per-neighbourhood numbers from the City's Neighbourhood Profiles.

Key Takeaways

✓Wide, deep postwar lots suit a fourplex new-build with rear-yard room to spare.
✓Willowdale sits on the Yonge subway (Line 1); the Sheppard line (Line 4) runs east.
✓Four units as-of-right — North York is not a sixplex ward unless it opts in.
✓Deep rear yards make a garden suite the natural added unit.

Why North York Fits Multiplex Infill

Large postwar lots

North York was built after the war, on wide and deep lots laid out for detached houses on quiet streets. That extra width and depth gives a fourplex new-build more room to work than the narrow lots of the old core, and leaves rear-yard space for a garden suite.

Two subway lines

Willowdale sits on the Yonge subway (Line 1), and the Sheppard line (Line 4) runs east from it. A lot within a walk of either line is exactly where new ground-oriented housing makes sense, and parking minimums no longer force a multiplex to give up lot area.

Fourplex unless the ward opts in

North York is not one of the nine sixplex wards. Up to four units are permitted as-of-right here, the city-wide ceiling. Six units would only be possible if a North York ward councillor opted into the sixplex permissions, so plan around four unless your ward has done so.

Area and former-municipality context via the City of Toronto former municipalities archive and the Neighbourhood Profiles. Garden suite rules via the City's Garden Suites page.

Best For

✓ Wide, deep postwar lots where a fourplex new-build sits comfortably.
✓ Sites within a walk of the Yonge or Sheppard subway lines.
✓ Lots with deep rear yards where a garden suite adds a unit.

Usually Fails When

✕ A sixplex is assumed — North York is outside the nine wards unless it opts in.
✕ A garden suite is planned without confirming the rear-yard depth.
✕ A new-build design exceeds the as-of-right envelope and the variance timeline was not planned.

What To Verify Before Spending Money

→ The residential zone and Neighbourhoods designation for the parcel.
→ Whether the North York ward has opted into sixplex permissions (otherwise four units).
→ Lot dimensions and rear-yard depth for a fourplex plus a garden suite.

Where to Go Next

Garden Suites

The rear-yard unit on lots without a lane.

Sixplex Wards Map

Why North York is four-units unless it opts in.

Is Your Lot Eligible?

Zone, designation, and which ward you're in.

Frequently Asked Questions

Can I build a sixplex in North York? +

Not as-of-right. North York is not one of the nine wards where the City permitted up to six units in June 2025. The city-wide ceiling of four units applies here. A North York lot could only go to six if its ward councillor opted into the sixplex permissions. Plan for a fourplex unless you confirm an opt-in for the specific ward.

Why do North York lots suit a fourplex new-build? +

North York is postwar, laid out with wide and deep lots for detached houses on quiet streets. That gives a fourplex new-build more room to sit comfortably than the narrow lots of the old core, and it leaves rear-yard space for a garden suite. Up to four units are permitted as-of-right on any residential Neighbourhoods lot.

Is Willowdale a good place to build a multiplex? +

Willowdale sits on the Yonge subway (Line 1) with wide postwar lots, which suits a fourplex new-build near transit. Up to four units are permitted as-of-right; six are not, since the area is outside the nine sixplex wards. A garden suite can add a unit in the rear yard. Check the specific lot against the City's Neighbourhood Profiles.

Do North York lots work for garden suites? +

Often, yes. The deep rear yards typical of postwar North York lots are what a garden suite needs — a detached unit in the back yard on a lot without a public laneway. Most North York streets were not platted with rear lanes, so a garden suite is usually the right fit rather than a laneway suite. Confirm the lot's depth before planning.