Income Property: Everything you need to know about plexes for sale in Montreal and the South Shore

What is a plex for purchase?

A plex for sale is an income property divided into several independent units, each with its entrance and address. Multiplexes are very popular in Montreal and the South Shore and represent an excellent investment opportunity.

The different types of income properties for sale are:

Duplex: A building composed of two units stacked or side by side
Triplex: A building composed of three separate units, generally on three floors
Quadruplex: An income property composed of four separate units

Why invest in a triplex or duplex for sale ?

Stable rental income

In 2025, the rental market in Montreal and the South Shore is very dynamic. A plex located in Montreal or a nearby suburb of the South Shore, such as Longueuil, allows you to generate sufficient income to cover, in whole or in part :

Your mortgage payment
Municipal and school taxes
Maintenance and management fees
Insurance and other expenses

The advantage of being a homeowner

Owner-occupant of a duplex or triplex allows you to:

Eliminate or significantly reduce your housing costs
Closely monitor your investment and preserve its value
Benefit from more advantageous financing terms

Ease of Financing

Plexes for sale with 2, 3, or 4 units are considered residential by banks in Quebec, which offers several advantages :

Generally more favorable interest rates
More affordable minimum down payment (starting at 5% for an owner-occupant)
Less complex approval process than for commercial real estate

Diversification of Income Sources

Buyers of plexes for sale naturally diversify their sources of income. It is rare for all the units to be vacant simultaneously.

Are you looking to buy a duplex, triplex, or fourplex?
What type of income property best suits your goals?

Duplex for sale (2 units)

Advantages: More affordable purchase price, simplified management with 1 or 2 tenants, ideal for a first-time investment.
Disadvantages: Income potential remains limited given the limited number of units, and the financial impact can be greater in the event of rental vacancies.

Triplex for sale (3 units)

Advantages: Higher income potential; it becomes profitable as an owner-occupant while remaining easy to manage regarding rentals.
Disadvantages: Requires a little more management regarding building maintenance and tenants.

Fourplex for sale (4 units)

Advantages: This plex type offers the highest revenue potential among residential plexes for sale. The ‘economies of scale’ in this context means that the more units you have, the lower the cost per unit, especially in terms of upkeep and maintenance costs.
Disadvantages: Higher purchase price and down payment, requiring rigorous rental management and a greater time investment.

The choice of plex for sale depends on your investment objectives, budget, down payment, and the time you are willing to devote to rental management.

What should you consider when viewing a plex for sale ?

Location

The value of a plex for sale depends mainly on its location. Choose neighborhoods:

Close to public transportation
With services and shops within walking distance
With a low vacancy rate
Close to educational institutions (to target students, for example)

Zoning and Municipal Regulations

Make sure the city’s zoning permits:

The rental of duplexes. For example, duplexes for sale in Longueuil are among the only ones that allow renting basements.
The possibility of converting them into additional units if desired.

Financing Options

In Quebec, banks consider plexes with 2 to 4 units residential and are therefore eligible for residential mortgages. The required down payment depends on several factors, including whether you plan to be an owner-occupant. The rate will also vary depending on whether you have an insured or conventional loan.

Property Management

When looking for an income property for sale, an essential point is whether you are prepared to manage the tenants and the building and perform the work and maintenance. Depending on your skills, this will help you determine the size of the plex for sale and whether you want to do it yourself, delegate it, or opt for a hybrid solution.

Are you now thinking about finalizing the purchase of a plex for sale?

Have the property inspected by a qualified professional.
Evaluate the necessary renovations.
Check the condition of essential systems (plumbing, electrical, roofing).
Review leases and rental and expense history.

Let's talk about your investment

Whether you have a plex for sale or want to buy one, I am here to help, advise, and guide you.