Build a Sixplex
Six units. Better economics. CMHC MLI Select eligibility. The smart choice for experienced developers.
Starting From
$1,036,800
$160,000 per unit - Fixed price, turnkey delivery
6
Units
$12,000+
Monthly Income
6
Month Build
5%
Target Cap Rate
6
Rental Units
4,800
Total Sq Ft
1-3 BR Mix
Unit Mix Options
As-of-Right
Zoning Status
Why Build a Sixplex?
Six-unit residential building offering superior economies of scale and CMHC MLI Select financing eligibility for experienced developers.
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CMHC MLI Select Eligibility
Five or more units qualifies for CMHC's MLI Select program, offering rates 50-100 basis points below conventional financing, up to 95% LTV, and amortization up to 50 years. This dramatically improves cash-on-cash returns and reduces equity requirements.
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Superior Economies of Scale
Cost per unit drops 10-15% compared to fourplex construction. Shared mechanical systems, efficient footprints, and bulk material purchasing reduce per-unit costs from $380K (fourplex) to $330-380K (sixplex).
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Portfolio Acceleration
Build 50% more units per project compared to fourplex. Reach 24 units with four sixplex projects versus six fourplex projects. Fewer transactions, less due diligence, faster portfolio growth.
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Professional Property Management
Six units justifies professional property management economically. Monthly management fees ($150-200/unit) are easily absorbed by rental income, enabling truly passive investment.
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Diversified Tenant Base
Six tenants provide income stability. Single vacancy represents only 16.7% income loss versus 25% for fourplex. More resilient cash flow through tenant turnover cycles.
Things to Consider
Important factors before you build.
Higher Capital Requirements
Typical equity requirement of $500,000-$650,000 limits accessibility for newer investors. Partnership or syndication structures may be necessary for investors without sufficient individual capital.
Larger Lot Requirements
Minimum 7,000 sqft lot (50ft width) needed for sixplex. Suitable lots less common than smaller parcels. Site acquisition may require demolition of existing structures.
Extended Construction Timeline
Expect 6 months construction. Carrying costs and delayed cash flow require adequate reserves.
Complexity of CMHC Process
MLI Select applications require detailed documentation, third-party reports, and compliance verification. Process adds 4-8 weeks to financing timeline. Helio manages entire CMHC application process.
CMHC
Pre-Approved CMHC Design Available
This building type has CMHC-equivalent designs ready to build, potentially qualifying for faster approvals and enhanced financing through CMHC MLI Select.
Frequently Asked Questions
What makes a sixplex better than two triplexes or a fourplex?
The sixplex offers three key advantages over smaller buildings: (1) CMHC MLI Select eligibility requires 5+ units, unlocking lower rates, higher leverage, and 50-year amortization; (2) Economies of scale reduce per-unit costs by 10-15% through shared mechanical systems and construction efficiency; (3) Reduced transaction costs by building one 6-unit project versus multiple smaller projects. The sixplex is the minimum efficient scale for professional multifamily development.
How much equity do I need to build a sixplex?
Plan for $500,000-$650,000 in equity depending on financing structure. With CMHC MLI Select, you may leverage up to 95% of project costs, reducing equity to approximately $115,000-$130,000 on a $2.3M project. However, MLI Select has strict qualification criteria. Conventional construction loans require 20-25% equity ($460,000-$575,000). Helio helps identify the optimal financing structure for your situation.
What is CMHC MLI Select and why does it matter for sixplexes?
CMHC Multi-Unit Mortgage Loan Insurance (MLI) Select is a program for purpose-built rental projects of 5+ units. Benefits include: (1) Interest rates 50-100 basis points below conventional financing; (2) Up to 95% loan-to-value; (3) Amortization periods up to 50 years; (4) Premium reductions for meeting accessibility, affordability, or energy efficiency criteria. A sixplex is the smallest building that qualifies, making it the entry point to institutional financing.
What lot size do I need for a sixplex in Halifax?
Minimum lot requirements for sixplex development are 7,000 square feet with 50 feet of frontage. Typical lots are 7,500-10,000 sqft. In Halifax, suitable lots are found in ER-3 zones (North End, West End) and HR-1 zones (near transit corridors). Corner lots are ideal for dual access and design flexibility. Helio's site sourcing service identifies qualifying lots in target neighborhoods.
How long does it take to build a sixplex from start to finish?
Total project timeline from site acquisition to stabilized occupancy is typically 16-22 months: Site analysis and acquisition (4-8 weeks), Design and engineering (8-12 weeks), Permitting (10-16 weeks), Financing (6-10 weeks, often concurrent with permitting), Construction (6 months), Lease-up (2-4 months). Helio's turnkey service manages all phases, providing regular progress updates and milestone tracking.
Compare Building Types
Explore similar building types to find the right fit for your lot and budget.
Build a Sixplex By Location
Explore Sixplex development opportunities across Nova Scotia. Each location page includes local rental data, zoning details, and a personalized feasibility snapshot.
Bedford & Sackville
Bedford South
Clayton Park
Cole Harbour
Dartmouth
Downtown Dartmouth
Halifax
Halifax Regional Municipality
Larry Uteck
North Dartmouth
North End Halifax
Sackville
South End Halifax
West End Halifax
Amherst
Annapolis Royal
Antigonish
Berwick
Bridgewater
Canning
Canso
Cape Breton Regional Municipality
Chester
Clark's Harbour
Digby
Glace Bay
Greenwood
Hantsport
Kentville
Kingston
Lawrencetown (Annapolis County)
Liverpool
Lockeport
Louisbourg
Lunenburg
Mahone Bay
Middleton
Mulgrave
Municipality of East Hants
Municipality of Pictou County
Municipality of the County of Annapolis
Municipality of the County of Antigonish
Municipality of the County of Colchester
Municipality of the County of Cumberland
Municipality of the County of Inverness
Municipality of the County of Kings
Municipality of the County of Richmond
Municipality of the County of Victoria
Municipality of the District of Argyle
Municipality of the District of Barrington
Municipality of the District of Chester
Municipality of the District of Clare
Municipality of the District of Digby
Municipality of the District of Guysborough
Municipality of the District of Lunenburg
Municipality of the District of Shelburne
Municipality of the District of St. Mary's
Municipality of the District of Yarmouth
New Glasgow
New Waterford
North Sydney
Oxford
Parrsboro
Pictou
Port Hawkesbury, Nova Scotia
Port Williams
Region of Queens Municipality
Shelburne
Springhill
Stellarton
Stewiacke
Sydney, Nova Scotia
Tatamagouche
Trenton
Truro
West Hants Regional Municipality
Westville
Windsor
Wolfville
Yarmouth
As an Investment
A typical Helio Sixplex generates ~$48,000 in annual NOI with ~$240,000 in equity required.
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