How Much Does It Cost to Build a Fourplex in Nova Scotia?
The complete breakdown from land to occupancy. Fixed pricing from $160K/unit — no surprises, no change orders.
Total Cost to Build a Fourplex
Here is exactly what a fourplex costs with Helio's fixed-price design-build model. No hidden fees, no change orders, no cost overruns.
What's Included in the Base Price
Our fixed price covers everything from architectural design through occupancy. One contract, one price, one team.
Included in the Fixed Price
- Architectural design and drawings
- Structural engineering
- Building permit application
- Site preparation and grading
- Foundation (slab or crawlspace)
- Framing and structural shell
- Roofing and exterior finishes
- Interior finishes (drywall, trim, paint)
- Plumbing (rough-in and fixtures)
- Electrical (rough-in and fixtures)
- HVAC system (heat pumps)
- Insulation and air barrier
- Flooring throughout
- Kitchen cabinetry & quartz countertops
- Bathroom fixtures and tile
- In-unit laundry hookups
- Fire safety and alarm systems
- Energy modeling for code compliance
- Final inspections and occupancy permit
Optional add-on packages available: Site Development (+$15K/unit — driveway, utility connections, basic landscaping) and Rental Ready (+$15K/unit — appliances, washer/dryer, smart home features). Explore pricing configurations →
Land Costs by Region
Land is the biggest variable in your fourplex project. Here are typical costs across Nova Scotia's key markets.
| Region | Typical Land Cost | Notes |
|---|---|---|
| Halifax Urban | $150,000–$250,000 | R-2/R-3 zoning most common, highest demand |
| Halifax Suburban | $100,000–$175,000 | Larger lots, newer infrastructure |
| Dartmouth | $80,000–$150,000 | Growing demand, good transit access |
| Annapolis Valley | $50,000–$100,000 | Lower costs, strong rental demand |
| Truro / New Glasgow | $40,000–$80,000 | Emerging markets, best value |
Have land already? Submit it for a free site evaluation to confirm fourplex suitability. Don't have land? We can help identify suitable lots in your target market.
Financing with CMHC MLI Select
CMHC's MLI Select program is designed for purpose-built rental housing. Helio buildings are pre-engineered to qualify, giving you access to the best financing terms available in Canada.
Example: On a $941K total project cost with CMHC MLI Select at 95% LTV, your required equity is just $47,050. That means you control a rent-producing fourplex generating $91,200/year in gross rent with under $50K out of pocket.
Learn more about CMHC-eligible designs, read our complete MLI Select financing guide, or model your financing scenario.
Fourplex ROI Projections
Typical returns for a 4-unit building with 2-bedroom units at market rents in Nova Scotia. These are conservative estimates assuming 5% vacancy and 30% operating expenses.
From First Call to Collecting Rent
Our streamlined process gets you from discovery to occupancy in 8-10 months. Construction is guaranteed at 6 months with contractual accountability.
See the full process in detail on our How It Works page.
How a Fourplex Compares
Not sure if a fourplex is the right size? Here is how our building types compare on cost, revenue, and returns.
| Building Type | Units | Total Cost | Monthly Rent | Annual NOI | Cap Rate | Best For |
|---|---|---|---|---|---|---|
| Duplex | 2 | $320K + land | $3,800 | ~$29K | 5.5–6.5% | First-time investors |
| Fourplex | 4 | $640K + land | $7,600 | ~$58K | 6.2–7.0% | Best value per unit |
| Sixplex | 6 | $960K + land | $11,400 | ~$87K | 6.5–7.5% | Scaling investors |
| Eightplex | 8 | $1.28M + land | $15,200 | ~$116K | 6.8–8.0% | Maximum returns |
Estimates based on 2-bedroom units at $1,900/mo, 5% vacancy, 30% operating expenses. Explore all building types or see detailed fourplex specifications.
Fourplex Cost FAQ
The base construction cost with Helio is $640,000 ($160,000 per unit), which includes everything from architectural design through occupancy. Add soft costs of approximately $51,200 (8%) and land ranging from $80,000 to $250,000 depending on location, and your total all-in cost is $771,200 to $941,200. This is a fixed price — no change orders or cost overruns. Guaranteed delivery timeline with contractual accountability.
It depends on zoning. Under Halifax's ER-3 zoning, most residential lots in HRM now permit up to 4 units as-of-right (no rezoning required). Outside HRM, zoning varies by municipality. We offer a free site evaluation where we assess your lot for zoning compliance, soil conditions, servicing access, and setback requirements. Even if your lot doesn't currently qualify, we can advise on variance or rezoning options.
Helio's guaranteed construction period is 6 months from permit to keys. Including the pre-construction phase (design selection, site assessment, and permitting), the total timeline from your first call to collecting rent is typically 8-10 months. This is 2-3 times faster than the industry average for conventional design-bid-build construction.
The most powerful option is CMHC MLI Select, which provides up to 95% loan-to-value (only 5% down), 50-year amortization, and reduced insurance premiums for energy-efficient buildings. Helio buildings qualify by default. Conventional construction mortgages are also available but typically require 20-25% down with shorter amortization periods. We connect you with lenders experienced in rental construction financing in Nova Scotia.
Nova Scotia has a severe housing shortage, with vacancy rates below 1% in many markets and average rents increasing 8-12% annually. A Helio fourplex generates approximately $91,200 in annual gross rent, delivers $58,000+ in NOI, and produces 18-25% cash-on-cash returns with CMHC financing. Your building is also appraised higher than its construction cost on day one, creating immediate equity of $400,000+. Use our ROI calculator to model your specific scenario.
Base construction starts from $160K/unit for a standard 2BR/1BA (ranging $140K–$210K by configuration). The base price covers architectural design, structural engineering, building permits, site preparation, foundation, framing, roofing, exterior finishes, interior finishes (drywall, trim, paint), plumbing, electrical, HVAC (ductless heat pumps), insulation, flooring, kitchen cabinetry & quartz countertops, bathroom fixtures, in-unit laundry hookups, fire safety systems, energy modeling, and final inspections. Appliances, landscaping, and site development are available as optional add-on packages (+$15K/unit each). Land, HST, legal fees, and extraordinary site development are not included. Explore pricing configurations →
Ready to Build Your Fourplex?
Fixed price. Guaranteed timeline. Rent-ready in 7 months. Start your fourplex project in Nova Scotia today.