Permitted rental unit
A new-build fourplex in Toronto costs about $325 to $550 per sq ft, or $1.3M to $2.2M for 4,000 sq ft. Converting a 3,000 sq ft house into a triplex or fourplex costs about $366,000 to $1.27M. Construction only, before HST. Approximate, not a quote.
These are approximate planning ranges, not a quote. For your own lot, book a free lot review below or call (416) 834-2444.
These ranges are a starting point. For your own lot, we review the lot and the house, check the zoning and the services, then send a written price, line by line, like the tables on this page.
Free, with no obligation. Prefer to talk? Call (416) 834-2444.
Every figure is a planning range for September 2026. Your real price comes from a free estimate for your lot.
Low: a simple box, stacked units, a lot with access. High: complex massing, more glazing, custom finishes, a tight site.
Demolition or interior rebuild, structure, envelope, plumbing, electrical, heating, fire and sound separation, kitchens, bathrooms, finishes, project management.
Land, design and engineering, City fees, financing, HST, contingency, and any underpinning or service upgrades.
Route Homes’ 2026 fourplex figures, prices published by Toronto builders, City of Toronto fees and by-laws, in one model with our other guides.
Route Homes, a Toronto design-build company working since 2006, HCRA-licensed and Tarion-registered.
Adding a legal basement suite costs about $90,000 to $200,000; converting a 3,000 sq ft house into a fourplex $408,000 to $1.27M; building a new 4,000 sq ft fourplex $1.3M to $2.2M.
The jump between rows is mostly new structure: a conversion reuses the shell, a new build pays for it again.
How to read this table: Rows run from the smallest project to the largest; each uses a typical Toronto size, shown in the second column.
| Multiplex project | Example size | Economy | Standard | Luxury |
|---|---|---|---|---|
| Legal basement suite: the house becomes a duplex | 1,000 sq ft basement | $90,000 to $120,000 | $120,000 to $150,000 | $150,000 to $200,000 |
| Triplex conversion of an existing house | 3,000 sq ft with the basement | $366,000 to $519,000 | $510,000 to $750,000 | $741,000 to $1.1M |
| Fourplex conversion of an existing house | 3,000 sq ft with the basement | $408,000 to $582,000 | $570,000 to $850,000 | $838,000 to $1.27M |
| New-build fourplex | 4,000 sq ft with the basement | $1.3M to $1.5M | $1.5M to $1.8M | $1.8M to $2.2M |
| New-build sixplex (where six units are allowed) | 6,000 sq ft with the basement | $1.95M to $2.25M | $2.25M to $2.7M | $2.7M to $3.3M |
A new multiplex costs about $325 to $375 per sq ft at a rental-grade finish, $375 to $450 standard and $450 to $550 luxury. A conversion is priced per sq ft of house plus a package for each unit.
How to read this table: Rows are finish tiers; read across for the new-build rate, the conversion rate and the per-unit package a conversion adds.
| Finish tier | New build, per sq ft | Conversion, per sq ft of house | Plus, per unit in a conversion | Typical buyer |
|---|---|---|---|---|
| Economy (rental grade) | $325 to $375 | $80 to $110 | $42,000 to $63,000 | Investors renting every unit: durable, simple finishes |
| Standard | $375 to $450 | $110 to $150 | $60,000 to $100,000 | Owners living in one unit, family in another |
| Luxury | $450 to $550 | $150 to $200 | $97,000 to $168,000 | Premium units for sale or high-end rent |
A new 4,000 sq ft fourplex costs about $1.5M to $1.8M at a standard finish; a 6,000 sq ft sixplex $2.25M to $2.7M. Demolition of the old house is included; land is not.
How to read this table: Rows are building sizes including the basement; each cell is the size times the new-build rate for that tier.
| Building size (with the basement) | Units, as an example | Economy | Standard | Luxury |
|---|---|---|---|---|
| 3,000 sq ft | Triplex or compact fourplex | $975,000 to $1.12M | $1.12M to $1.35M | $1.35M to $1.65M |
| 3,600 sq ft | Fourplex, units about 900 sq ft | $1.17M to $1.35M | $1.35M to $1.62M | $1.62M to $1.98M |
| 4,000 sq ft | Fourplex, units about 1,000 sq ft | $1.3M to $1.5M | $1.5M to $1.8M | $1.8M to $2.2M |
| 4,800 sq ft | Fourplex with larger family units | $1.56M to $1.8M | $1.8M to $2.16M | $2.16M to $2.64M |
| 5,500 sq ft | Fourplex with large units | $1.79M to $2.06M | $2.06M to $2.48M | $2.48M to $3.02M |
| 6,000 sq ft | Sixplex, units about 1,000 sq ft | $1.95M to $2.25M | $2.25M to $2.7M | $2.7M to $3.3M |
These tables are approximate planning ranges, not a quote. Book a free lot review and we will send a written, itemized estimate for your multiplex. Prefer to talk? Call (416) 834-2444.
In a new fourplex, the foundation, the frame and the envelope take about 39% of the budget; plumbing, electrical and heating about 20%; kitchens and bathrooms about 10%.
How to read this table: Rows are the parts of a new 4,000 sq ft fourplex; each column adds up to the 4,000 sq ft row.
| Line item | What it covers | Economy | Standard | Luxury |
|---|---|---|---|---|
| Demolition and site preparation | Old house down, disposal, hoarding, tree protection | $40,000 to $45,000 | $45,000 to $55,000 | $55,000 to $65,000 |
| Excavation, foundation and basement | Digging, footings, foundation walls, waterproofing, slab | $170,000 to $195,000 | $195,000 to $235,000 | $235,000 to $285,000 |
| Framing and roof structure | Floors, walls, stairs, roof framing and sheathing | $170,000 to $195,000 | $195,000 to $235,000 | $235,000 to $285,000 |
| Roofing, windows, doors and cladding | The building envelope: roof, windows, exterior doors, brick or siding | $170,000 to $195,000 | $195,000 to $235,000 | $235,000 to $285,000 |
| Plumbing | Drains, water lines, fixtures and a water heater for each unit | $90,000 to $105,000 | $105,000 to $125,000 | $125,000 to $155,000 |
| Electrical | Panels and meters, wiring, lighting, interconnected alarms | $80,000 to $90,000 | $90,000 to $110,000 | $110,000 to $130,000 |
| Heating, cooling and ventilation | A system for each unit, ventilation to the Building Code | $90,000 to $105,000 | $105,000 to $125,000 | $125,000 to $155,000 |
| Fire and sound separation | Rated walls, floors and doors between units, sound insulation | $40,000 to $45,000 | $45,000 to $55,000 | $55,000 to $65,000 |
| Insulation, drywall and paint | Insulation to the energy code, drywall, taping, paint | $115,000 to $135,000 | $135,000 to $160,000 | $160,000 to $200,000 |
| Kitchens and bathrooms | Cabinets, counters, fixtures and tile in every unit | $130,000 to $150,000 | $150,000 to $180,000 | $180,000 to $220,000 |
| Flooring, doors, trim and stairs | Floors, interior doors, baseboards, stair finish | $80,000 to $90,000 | $90,000 to $110,000 | $110,000 to $130,000 |
| Service connections and landscaping | Water, sewer and power connections, walkways, grading, sod | $40,000 to $45,000 | $45,000 to $55,000 | $55,000 to $65,000 |
| Project management and site costs | Supervision, scheduling, insurance, site services, inspections | $85,000 to $105,000 | $105,000 to $120,000 | $120,000 to $160,000 |
| Total, 4,000 sq ft new-build fourplex | Equals the 4,000 sq ft row | $1.3M to $1.5M | $1.5M to $1.8M | $1.8M to $2.2M |
Converting a 3,000 sq ft house into a fourplex costs about $570,000 to $850,000 at a standard finish; a triplex about $510,000 to $750,000. Each extra unit adds a kitchen, a bathroom and its separation.
How to read this table: Rows pair a house size with three or four units; each cell is the interior rebuild plus the per-unit package below.
| House size (with the basement) | Units | Economy | Standard | Luxury |
|---|---|---|---|---|
| 2,000 sq ft | Triplex (3) | $286,000 to $409,000 | $400,000 to $600,000 | $591,000 to $904,000 |
| 2,000 sq ft | Fourplex (4) | $328,000 to $472,000 | $460,000 to $700,000 | $688,000 to $1.07M |
| 2,500 sq ft | Triplex (3) | $326,000 to $464,000 | $455,000 to $675,000 | $666,000 to $1M |
| 2,500 sq ft | Fourplex (4) | $368,000 to $527,000 | $515,000 to $775,000 | $763,000 to $1.17M |
| 3,000 sq ft | Triplex (3) | $366,000 to $519,000 | $510,000 to $750,000 | $741,000 to $1.1M |
| 3,000 sq ft | Fourplex (4) | $408,000 to $582,000 | $570,000 to $850,000 | $838,000 to $1.27M |
| 3,500 sq ft | Triplex (3) | $406,000 to $574,000 | $565,000 to $825,000 | $816,000 to $1.2M |
| 3,500 sq ft | Fourplex (4) | $448,000 to $637,000 | $625,000 to $925,000 | $913,000 to $1.37M |
How to read this table: Each row is part of the package every unit needs in a conversion; the total row is what one unit adds.
| Each unit in a conversion | Economy | Standard | Luxury |
|---|---|---|---|
| Small kitchen (as in our kitchen guide) | $15,000 to $25,000 | $25,000 to $45,000 | $45,000 to $80,000 |
| Three- or four-piece bathroom (as in our bathroom guide) | $12,000 to $18,000 | $18,000 to $32,000 | $32,000 to $58,000 |
| Fire and sound separation, alarms, electrical panel, heating split, entrance door | $15,000 to $20,000 | $17,000 to $23,000 | $20,000 to $30,000 |
| Per unit | $42,000 to $63,000 | $60,000 to $100,000 | $97,000 to $168,000 |
Per unit, a fourplex conversion costs about $142,000 to $212,000 at a standard finish and a new fourplex about $375,000 to $450,000. A sixplex spreads the same lot over more units.
How to read this table: Each cell is the project total divided by its units, the way investors compare buildings.
| Project | Economy, per unit | Standard, per unit | Luxury, per unit |
|---|---|---|---|
| Triplex conversion, 3,000 sq ft | $122,000 to $173,000 | $170,000 to $250,000 | $247,000 to $368,000 |
| Fourplex conversion, 3,000 sq ft | $102,000 to $146,000 | $142,000 to $212,000 | $210,000 to $318,000 |
| New-build fourplex, 4,000 sq ft | $325,000 to $375,000 | $375,000 to $450,000 | $450,000 to $550,000 |
| New-build sixplex, 6,000 sq ft | $325,000 to $375,000 | $375,000 to $450,000 | $450,000 to $550,000 |
A conversion often needs more than new rooms: an addition to fit the units, a lowered basement, a bigger water line or the removal of old materials. Each is added only when the house needs it.
How to read this table: Rows are work beyond the basic conversion; each is added only when your house needs it.
| Added work | Planning range | When it is needed |
|---|---|---|
| Addition (rear or a new storey) to fit more units | New-build rate per sq ft: $325 to $375 / $375 to $450 / $450 to $550 | The house is too small for the units you want |
| Underpinning (lowering the basement floor) | $50,000 to $80,000 and more | The basement is too low for a legal unit |
| New water service from the street | $5,000 to $12,000 | The old line is too small for several kitchens and bathrooms (published) |
| Asbestos and other hazardous materials removed | $3,000 to $8,000 | Older houses with asbestos insulation, tile or plaster (published) |
| Egress window with a window well | $3,000 to $8,000 each | A basement bedroom needs a way out |
| Larger electrical service | priced at the site visit | Most older houses have too little power for several units |
In Toronto, development charges and the parkland levy are $0 for the second to sixth unit on a lot. A new fourplex permit costs about $7,122; design and engineering cost far more than the fees.
How to read this table: Rows are the City charges and professional fees around construction; amounts are for the examples on this page.
| Cost | Amount | Source |
|---|---|---|
| Development charges, second to sixth unit | $0 | City of Toronto By-law 845-2025 (July 24, 2025), up to six units on one lot |
| Parkland levy, second to sixth unit | $0 (seventh with a garden or laneway suite) | By-law 845-2025 |
| Building permit, new 4,000 sq ft fourplex | about $7,122 | $18.56 per m² plus $56.33 per new unit (2026) |
| Building permit, 3,000 sq ft conversion to a fourplex | about $3,383 to $3,906 | $11.53 to $13.41 per m² of work plus $56.33 per new unit (2026) |
| Zoning certificate (applicable law) | $644.38 to $1,863.82 | Houses and additions; up to the fee for buildings other than houses over 300 m² (2026) |
| Demolition permit | $0.18 per m², at least $214.79 | City of Toronto 2026 |
| Design drawings (architect or BCIN designer) | $8,000 to $30,000 and more for a conversion | Published by Toronto contractors, 2026 |
| Structural and mechanical engineering | $3,500 to $7,500 for a conversion | Published, 2026 |
| Survey and site plan | $2,000 to $3,500 | Published, 2026 |
| Minor variance (Committee of Adjustment) | $5,000 and more, only if needed | Published, 2026 |
| Design, engineering and approvals for a new build | can reach the low six figures | Route Homes 2026 fourplex guide |
Four units are allowed as of right across Toronto and six in nine wards, with no parking minimum. Each rule removes a cost that used to sink small multiplex budgets.
How to read this table: Each row is a Toronto rule; the right column says what it changes in the budget.
| Rule | What it means for the budget |
|---|---|
| Up to four units as of right on residential lots across Toronto (since May 2023) | No rezoning cost if the building fits the zoning envelope |
| Up to six units as of right in nine wards (since 2025) | A sixplex spreads land and design over more units |
| No parking minimum for duplexes, triplexes and fourplexes | No garage or parking pad needed, more room for units |
| Development charges and parkland levy at $0 for units two to six | Tens of thousands per unit stay out of the budget |
| A laneway or garden suite can be added on top | One more unit, with its own development charge deferral program |
| A building within Part 9 of the Building Code (generally up to three storeys and 600 m²) can be designed by a BCIN designer | Larger buildings need an architect, and the design fee rises |
| Every unit needs fire separation, its own way out and interconnected alarms; sprinklers depend on the design | Separation is in our per-unit price; the fire strategy is set at design |
How we design and build them: multiplex builds and conversions.
HST of 13% applies to multiplex construction. A new building with four or more units, at least 90% rented long term, can get the full federal and Ontario portions back; a conversion generally cannot.
How to read this table: Rows are project types; the right column says whether the HST paid during construction can come back.
| Project | HST on construction | Rebate available |
|---|---|---|
| New-build multiplex, four or more units, at least 90% long-term rentals | 13% | Full federal GST and full 8% Ontario portion back (enhanced rental rebates), if construction starts by December 31, 2030 and ends by December 31, 2035 |
| New build with three units, or four with the owner in one | 13% | Not the enhanced rental rebate: fewer than four units, or under 90% rentals; ask your accountant about other rebates |
| Conversion of an existing house | 13% | Generally no: the federal enhanced rebate excludes substantial renovations of existing homes |
Converting costs less per square foot and usually gets to tenants sooner. Building new costs more but gives better layouts, today’s sound and energy standards and, for rentals, the HST rebate.
How to read this table: Read each row across to compare the two routes on the same point.
| Convert the house | Build new | |
|---|---|---|
| Construction cost | About $190 to $283 per sq ft at a standard finish for a fourplex | $375 to $450 per sq ft at a standard finish |
| Approvals | A building permit; often faster | Demolition and building permits; variances more likely |
| Construction time | About 6 to 12 months and more | About 10 to 16 months |
| Layouts and ceiling heights | Set by the existing house | Designed around the units |
| Sound and energy | Improved where walls and floors are open | Built to today’s code throughout |
| HST rental rebate | Generally not available | Available for qualifying rental buildings of four or more units |
Two fourplexes of the same size and tier can be hundreds of thousands apart. These eight factors decide where a project lands, and most can be checked before you buy or design.
How to read this table: Read each row left to right: the middle column keeps a multiplex near the bottom of its range, the right column pushes it to the top.
| Factor | Toward the low end | Toward the high end |
|---|---|---|
| The house | Sound foundation, straight floors, tall basement | Settled structure, low basement, knob-and-tube wiring |
| Services | Water line and power big enough | New water service and a larger electrical service |
| Units | Stacked units, plumbing above plumbing | Units that need new stairs, entrances or long drain runs |
| Site | Lane or driveway access, room to stage | Tight lot, no access, protected trees |
| Approvals | Fits the zoning envelope | Minor variance, redesign after review |
| Finishes | One finish spec repeated in every unit | Custom finishes unit by unit |
| Older materials | None found | Asbestos, lead paint, buried oil tank |
| Season and schedule | Foundation in spring or summer | Winter excavation, heating and hoarding |
We price both routes for your lot at a free review, so you can compare cost, time and the rebate before you decide.
A standard 3,000 sq ft fourplex conversion comes to about $741,000 to $1.1M with a 15% contingency and HST; a new 4,000 sq ft fourplex about $1.95M to $2.34M.
How to read this table: Each row starts from the tables above, adds a 15% contingency, then 13% HST.
| Budget example | Estimate | With 15% contingency | With HST (13%) |
|---|---|---|---|
| Triplex conversion, 3,000 sq ft, economy | $366,000 to $519,000 | $421,000 to $597,000 | $476,000 to $674,000 |
| Fourplex conversion, 3,000 sq ft, standard | $570,000 to $850,000 | $656,000 to $977,000 | $741,000 to $1.1M |
| Fourplex conversion, 3,000 sq ft, standard, with underpinning and a new water service | $625,000 to $942,000 | $719,000 to $1.08M | $812,000 to $1.22M |
| New-build fourplex, 4,000 sq ft, standard | $1.5M to $1.8M | $1.73M to $2.07M | $1.95M to $2.34M |
| New-build sixplex, 6,000 sq ft, economy | $1.95M to $2.25M | $2.24M to $2.59M | $2.53M to $2.92M |
A basement suite takes months; a fourplex conversion about a year from design to keys; a new-build fourplex often two years or more, with approvals as long as construction.
How to read this table: Columns are the three kinds of project; rows are the phases in order.
| Phase | Basement suite (duplex) | Triplex or fourplex conversion | New-build fourplex |
|---|---|---|---|
| Feasibility and concept | 1 to 2 weeks | 2 to 6 weeks | 1 to 3 months |
| Design and permit | 6 to 10 weeks | 2 to 4 months and more | 2 to 4 months of design, then 6 to 12 months and more of approvals |
| Construction | 10 to 16 weeks | 6 to 12 months and more | 10 to 16 months |
Construction is one line of a multiplex budget. A feasibility check also needs the land cost, design and financing, rent for each unit type, operating costs and a contingency.
If the numbers only work with no contingency, they do not work yet. Test them with conservative rents and a longer schedule before you buy or demolish.
Keeping the house and adding one unit? Our basement renovation cost guide prices legal suites in detail.
A design that fits the rules skips the variance, its fees and months of waiting.
Kitchens and bathrooms above each other share drains and shafts.
The same cabinets, tile and fixtures in every unit buy better prices and fewer decisions.
Know the water line and electrical service before you design; upgrades can move the budget more than finishes.
Compare converting with building new for your lot before you commit to either.
Even when a rebate applies, the tax is paid during construction and recovered later.
We do not publish project prices; the lot, the units and the finishes set them.
Zoning envelope, unit count allowed, trees, access and the existing house.
Both routes priced where both are possible, so you compare real numbers.
Every line priced, like the line-item table above, so quotes can be compared.
Water line, electrical service and sewer reviewed for the number of units.
Permit fees, development charges and design costs for your address.
Feasibility, design, approvals and construction, in months.
Call (416) 834-2444, email Sales@routehomes.ca or book online, and we will arrange a lot review.
About $325 to $550 per sq ft in 2026: $1.3M to $2.2M for 4,000 sq ft and $1.5M to $1.8M at a standard finish, before land, design, fees and HST.
About $325 to $375 rental grade, $375 to $450 standard and $450 to $550 luxury for a new build. Conversions cost less per sq ft because the shell is reused.
About $408,000 to $1.27M for a 3,000 sq ft house, $570,000 to $850,000 at a standard finish, before underpinning, additions or service upgrades.
About $366,000 to $1.1M for a 3,000 sq ft house, $510,000 to $750,000 at a standard finish.
Adding a legal basement suite costs about $90,000 to $200,000 for 1,000 sq ft, before underpinning.
About $1.95M to $3.3M for 6,000 sq ft. Six units are allowed as of right in nine Toronto wards.
About $142,000 to $212,000 per unit for a standard conversion and $375,000 to $450,000 for a standard new build.
No for units two to six: By-law 845-2025 sets them, and the parkland levy, at $0 on lots with up to six units.
A new building with four or more units, at least 90% rented long term, can get the full GST and the Ontario portion back. Conversions generally cannot.
About $7,122 for a new 4,000 sq ft fourplex in 2026: $18.56 per m² plus $56.33 per new unit.
About 10 to 16 months of construction after design and approvals, which can take 8 to 16 months and more. A conversion is closer to a year in total.
Converting is cheaper per square foot when the structure, height and layout work. When the house needs a new foundation and systems anyway, building new is often better value.
Land, design and engineering, City fees, financing, HST, contingency, and underpinning, additions or service upgrades unless listed.
No. The figures are approximate planning ranges for September 2026. A quote needs a lot review and a written scope; we do both for free.
Yes. We review the lot and the house, price converting and building new where both are possible, and send an itemized estimate in writing.
Recognized credentials and professional affiliations supporting Route Homes projects across Toronto and the GTA.
The ranges on this page are approximate. Your free estimate is not: a lot review, a written scope and an itemized price for your multiplex. Call (416) 834-2444 or book a free site visit.
