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.
A street can sit on either side of a ward line. Match your address to the ward map , read from the City address point rather than a neighbourhood name.
From the City permit register
What has actually been permitted
24 new-build permits since January 2024 name a sixplex in their description, and the timing tracks the by-law: 1 in 2024, 2 in 2025, 21 in 2026. Separately, 37 new-build projects record six or more new homes, spread across 8 wards.
Inside the nine wards
- Ward 19 Beaches-East York 8
- Ward 14 Toronto-Danforth 8
- Ward 4 Parkdale-High Park 6
- Ward 9 Davenport 5
- Ward 12 Toronto-St. Paul's 3
- Ward 10 Spadina-Fort York 3
Outside the nine wards
- Ward 8 Eglinton-Lawrence 3
- Ward 2 Etobicoke Centre 1
These are outside the nine-ward sixplex permission. That does not mean a sixplex was permitted there: the City counts new homes net of demolition, and a project adding six could be a larger building form or sit on a major street where different rules apply.
Permitted wards with no six-home project yet
Ward 11 University-Rosedale, Ward 13, Ward 23 Scarborough North. Scarborough North is the suburban pilot, included as the City's test that a six-unit form fits a typical suburban lot. No new-build project there has recorded six or more new homes since January 2024.
New-build projects only, from the City of Toronto's Active and Cleared permit registers. Conversions, basement suites and laneway or garden suites are counted separately. See the permit tracker for the method.
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
Related reading
Longer pieces on the same question.
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