We replace Toronto's tired houses with brand-new, energy-efficient six-unit family rental buildings — in the nine wards where the city now allows it as-of-right.
Toronto quietly made its biggest zoning change in generations: six rental units, as-of-right, on regular residential lots in nine wards. No rezoning required. Development charges waived for qualifying projects.
Families priced out of buying want to live in these neighbourhoods — The Beaches, Danforth Village, Leslieville, East York — yet almost no family-sized rental supply exists. That gap is our work.
Concept rendering
Six self-contained homes in one new building — full-floor three-bedrooms, bright family two-beds, one fully accessible home and one attainable home — with the space, light and storage a condo can't offer.
An entire floor for one family — the unit type nobody builds and the market pays the biggest premium for.
Compact, light-filled, well-planned.
Including one accessible and one attainable home — the design is the financing.
Concept renderings — illustrative of our design approach.
Behind every acquisition is a proprietary underwriting engine — AI-assisted analysis, human-verified decisions, and a discipline most buyers can't match.
We track thousands of closed leases and sales across 18 MLS districts — refreshed monthly. Rents are underwritten against what tenants actually signed, never what landlords hoped.
Every ward and every property gets its own printed ceiling from the buy box — finished value, build cost, financing, all solved before we offer. When a property goes over our number, someone else owns it.
Projects are designed to CMHC MLI Select's 100+ point tier from the first sketch — energy and affordability built in, unlocking the strongest rental-housing financing in Canada.
Our delivery team has completed eight CMHC multiplex builds, with an in-house MLI Select energy practice and a construction partner four decades deep — on-budget, on-schedule, on fixed-price contracts.
Selected completed builds by our delivery team.
Tired houses on the right frontage in the nine wards — bought below finished value against a strict, printed maximum bid.
One energy-efficient building, delivered by our partner team on a fixed-price contract.
MLI Select 100+ points by design — the strongest long-term financing in Canadian rental housing.
We lease and manage our own buildings — durable, well-located assets, held long-term.
We don't build glass boxes. We build the homes families actually want to live in.
The MBL blog — closed rents, real build costs, and the financing mechanics of missing-middle development. New posts monthly.
As of 2026, six units are permitted as-of-right in only nine of Toronto's wards — which nine, and why permission still isn't feasibility. The ward gets you to the starting line; the lot decides.
Read →Budget around $300/sf fixed-price ($290–310) — and why retail quotes of $350–425 mislead.
Read →~1,900 closed 2026 leases — medians and quartiles by pocket and unit type. The table nobody else publishes.
Read →Closed rents → NOI → value → land, end to end with sensitivities. Most lots fail the chain — that's the point.
Read →The real equity a sixplex requires — timing, eligible costs and coverage math, honestly.
Read →The enhanced GST/HST rental rebate — and the self-supply trap.
Read →Toronto's most under-supplied rental unit, quantified with closed data.
Read →Our published research — closed rents, real costs, financing mechanics — organized into structured processes for people evaluating their own properties. Deterministic calculations, sourced evidence, and a documented pass as a respected outcome.
Evaluate an existing rental property → Evaluate a multiplex development →
Closed-rent data, deal breakdowns, and the mechanics of missing-middle development — straight from the field. Watch on YouTube, and subscribers get first access when Deal Lab education cohorts open.
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Location
Toronto, Ontario, Canada