Toronto Areas | Sixplex Wards Map
Toronto Sixplex Wards
Sixplexes are not legal city-wide in Toronto. City-wide, the maximum is four units, under the 2023 multiplex by-law. Up to six units are permitted as-of-right only in nine wards — adopted in June 2025 through OPA 818 and Zoning By-law 654-2025. Eight are in the Toronto and East York district; the ninth, Scarborough North, is a suburban pilot. The rest of the city can opt in ward by ward. Here is the full list, the opt-in path, and the federal funding question behind the partial rollout.
Key Takeaways
- ✓Nine wards permit up to six units as-of-right; the other sixteen are capped at four.
- ✓Eight wards are in Toronto and East York; Scarborough North (Ward 23) is the suburban pilot.
- ✓Adopted June 2025 via OPA 818 / By-law 654-2025 (council item 2025.PH22.4).
- ✓Other wards can opt in; ~$30M of federal Housing Accelerator Fund money was flagged at risk for not going city-wide.
The Nine Sixplex Wards
| Ward | Ward Name | District |
|---|---|---|
| Ward 4 | Parkdale–High Park | Toronto & East York |
| Ward 9 | Davenport | Toronto & East York |
| Ward 10 | Spadina–Fort York | Toronto & East York |
| Ward 11 | University–Rosedale | Toronto & East York |
| Ward 12 | Toronto–St. Paul's | Toronto & East York |
| Ward 13 | Toronto Centre | Toronto & East York |
| Ward 14 | Toronto–Danforth | Toronto & East York |
| Ward 19 | Beaches–East York | Toronto & East York |
| Ward 23 | Scarborough North (pilot) | Scarborough |
Ward list from the City of Toronto Sixplexes Citywide Study (June 2025, OPA 818 / By-law 654-2025). Only these nine wards — and any ward that opts in — permit up to six units; every other ward is capped at four. Confirm the current list against council item 2025.PH22.4 before relying on it.
How the Permission and Opt-In Work
Nine wards as-of-right
In June 2025, Council adopted OPA 818 and Zoning By-law 654-2025 permitting up to six units (and up to four storeys) in detached residential buildings, as-of-right, in nine wards — eight in the Toronto and East York district plus Scarborough North as a suburban pilot.
Opt-in for the rest
The other sixteen wards are not covered automatically. A ward councillor can opt their ward into the sixplex permissions, which would extend the six-unit allowance there. Until a ward opts in, its lots are capped at the four-unit city-wide maximum.
The federal funding angle
The decision not to go city-wide drew scrutiny because Toronto's sixplex commitment is tied to the federal Housing Accelerator Fund — with roughly $30 million flagged as at risk for permitting six units in only part of the city rather than everywhere.
Best For
- ✓ Lots in one of the nine wards above, planning a five- or six-unit building.
- ✓ Owners in another ward tracking whether their councillor opts in.
- ✓ Anyone who needs to know the exact unit ceiling before designing.
Usually Fails When
- ✕ A sixplex is assumed in a ward outside the nine that has not opted in.
- ✕ The four-unit city-wide ceiling is confused with a six-unit allowance.
- ✕ A design is started before the ward's current sixplex status is confirmed.
What To Verify Before Spending Money
- → Which of the 25 wards the lot is in.
- → Whether that ward is one of the nine, or has opted in.
- → The current ward list against council item 2025.PH22.4.
Where to Go Next
Frequently Asked Questions
Which Toronto wards allow a sixplex?
Are sixplexes legal city-wide in Toronto?
Can my ward opt into the sixplex permissions?
Why did Toronto limit sixplexes to nine wards?
Official Sources Referenced
Screen Your Toronto Lot for a Multiplex
Enter any Toronto address to check the residential zone, how many units the multiplex rules allow, and whether your ward permits a sixplex.