Toronto’s Nine-Ward Sixplex Loophole: Map & Timeline Guide

Estimated reading time: 5 minutes

Toronto currently permits six-unit multiplexes as-of-right across nine of the city's 25 wards: the eight wards that make up the Toronto & East York District, plus Ward 23, Scarborough North.

The permissions were adopted by Toronto City Council in 2025 and are now in force.

This is sometimes described informally as Toronto's “nine-ward sixplex zone,” but it is not a loophole.

It is a deliberate zoning permission that allows eligible properties within those areas to contain up to six dwelling units, provided the project satisfies the applicable zoning, Building Code, permit, and other development requirements.

Which Toronto wards permit sixplexes?

The current sixplex-permitted geography includes:

• Ward 4 — Parkdale–High Park.
• Ward 9 — Davenport.
• Ward 10 — Spadina–Fort York.
• Ward 11 — University–Rosedale.
• Ward 12 — Toronto–St. Paul's.
• Ward 13 — Toronto Centre.
• Ward 14 — Toronto–Danforth.
• Ward 19 — Beaches–East York.
• Ward 23 — Scarborough North.

Four-unit multiplexes remain permitted citywide, subject to applicable requirements.

Exact location matters

Ward boundaries can create meaningful differences between properties that appear to be in the same general neighbourhood.

A property on one side of a boundary may fall within the sixplex-permitted area while a nearby property falls outside it.

That is why owners and buyers should confirm the exact address rather than relying on a neighbourhood name or postal code.

The map provides an initial geographic check, but it does not establish that a particular sixplex design will comply with every applicable development standard.

What does the nine-ward permission actually save?

The biggest advantage is that the zoning already permits up to six dwelling units within the applicable area.

That removes one significant planning question before the project begins.

Outside the current sixplex geography, Toronto's citywide as-of-right multiplex permission generally extends to four units.

A proposal for additional units outside the sixplex area may therefore require a different planning approval pathway. The appropriate process depends on the property and proposal and should be confirmed with a qualified planning professional or the City.

Inside the nine wards, the project can focus on whether the actual design complies with the applicable zoning standards rather than first establishing the basic right to six units.

As-of-right does not mean permit-free

Sixplex zoning does not remove the building-permit process.

The property still has to satisfy:

• Applicable zoning standards.
• Building Code requirements.
• Applicable-law requirements.
• Tree and site requirements.
• Heritage requirements where applicable.
• Conservation or ravine restrictions where applicable.
• Utility and servicing requirements.

A project that needs relief from particular zoning standards may still require additional planning approvals even though six dwelling units are permitted.

What is the current building-permit review timeline?

Toronto's published building-permit review timelines depend on the building category and apply only to complete applications.

The City's current permit-review framework places Part 9 buildings other than qualifying one- and two-unit houses in the Small Building Stream.

Complete Small Building Stream applications have a published review period of 15 business days.

The clock does not represent the complete project-approval timeline.

Before the application is complete, owners may need to finish design, engineering, zoning certification, and other applicable-law requirements.

If revisions or additional approvals are required, the overall pre-construction process becomes longer.

Pull zoning information early

One of the most useful early steps is confirming both the sixplex geography and the site's specific zoning conditions before investing heavily in design.

Early due diligence can identify:

• Lot-specific zoning standards.
• Heritage status.
• Tree constraints.
• Ravine or natural-feature restrictions.
• Conservation-authority issues.
• Potential servicing concerns.
• Whether the proposed building is likely to need additional zoning relief.

These constraints can matter more to the actual feasibility of a project than the ward boundary itself.

Heritage and site conditions can still change the project

An address being within the sixplex area does not override heritage or other site-specific requirements.

Owners considering demolition or significant alterations should review the property's status early rather than discovering a heritage issue after detailed design has already begun.

The same applies to flood-regulated areas, ravines, mature trees, or unusual lot conditions.

Our article on multiplex project blind spots looks at why these issues should be investigated before the permit stage.

As-of-right zoning reduces one risk — not every risk

Being inside the sixplex geography can make the planning framework more straightforward because the intended unit count is already permitted.

But owners still need to determine whether the project works financially.

Construction cost, financing, expected rents, site constraints, unit layout, and long-term operating expenses ultimately determine whether a particular sixplex is worth building.

A property with as-of-right sixplex zoning can still be a poor development candidate if the building envelope is difficult, construction costs are too high, or projected rental income does not support the investment.

Design for the eventual rental operation

A successful sixplex needs to work after the construction team leaves.

That means thinking about:

• Tenant demand.
• Unit mix.
• Sound separation.
• Storage.
• Laundry.
• Utilities.
• Waste management.
• Maintenance access.
• Durability of materials.
• Future tenant turnover.

Bringing an operating perspective into the design stage can prevent a project that works on paper but becomes difficult or expensive to manage after occupancy.

Research into sixplexes and neighbouring property values also provides useful context for owners considering how multiplex permissions may affect the longer-term value of a site.

The bottom line

Toronto's nine-ward sixplex geography gives owners in those areas a meaningful planning advantage: the zoning already permits up to six dwelling units.

But the correct question is not simply, “Am I in one of the nine wards?”

It is:

“Does this specific property support a feasible six-unit project?”

Confirm the exact address first. Then investigate zoning standards, site constraints, design, financing, construction cost, expected rents, and long-term operations before committing to the project.

Frequently Asked Questions

Which Toronto wards currently permit sixplexes?

Six-unit multiplex permissions currently apply in Wards 4, 9, 10, 11, 12, 13, 14 and 19 within Toronto & East York, plus Ward 23, Scarborough North.

Is Toronto's nine-ward sixplex zone a loophole?

No. It is an intentional zoning permission approved by Toronto City Council. The term “loophole” may be used informally, but the ability to build up to six units within these areas is part of the City's adopted planning framework.

Does being inside one of the nine wards guarantee sixplex approval?

No. It establishes the geographic six-unit permission, but the specific property and design must still satisfy applicable zoning standards, Building Code requirements, permits, site constraints, and other applicable laws.

How long does a sixplex permit take?

Toronto's published review period for a complete Small Building Stream application is 15 business days. The total project-approval period is longer because design, zoning certification, engineering, applicable-law requirements, revisions, and any additional planning approvals occur outside or before that permit-review window.