On the North Shore — Laval, Terrebonne, Repentigny, Mascouche, Blainville — demand for multiplexes remains strong in 2026, and ImmoMulti buys plex and income properties directly in these areas, with an offer in 48 hours. On a 6-plex sold for $950,000 with a 5% broker, the commission exceeds $54,000 in fees; in a direct sale, that amount stays entirely in your pocket. Selling an income property on the North Shore is nothing like selling a house: value is based on net income, the buyer is almost always an investor, and each sales method — broker, direct sale or off-market — comes with very different timelines, costs and confidentiality. This guide compares the three approaches in detail and explains how to prepare your property to maximize your net proceeds.
What are the three ways to sell an income property on the North Shore?
When you own a plex or income property, you essentially have three paths to sell it:
- Traditional brokerage — a broker lists the property, markets it and negotiates on your behalf, in exchange for a commission.
- Direct sale — you deal privately with a specialist buyer, with no intermediary or commission.
- Off-market transfer — the property changes hands discreetly, between investors, without being publicly listed.
None of these options is "best" in absolute terms: it all depends on your priorities — maximum price, speed, discretion or simplicity. Let's look at each one in detail.
What are the pros and cons of selling with a real estate broker?
This is the best-known route. The broker appraises the property, markets it (usually on Centris), organizes showings and guides you through negotiations. For an owner who lacks time or experience, it's reassuring.
The advantages
- Wide reach: the property is seen by many potential buyers.
- Professional marketing (photos, listing, supervised showings).
- Support through paperwork and negotiations.
The disadvantages
- The commission, often 4% to 7% of the price, meaning tens of thousands of dollars on a property.
- The timelines: listing, showings, buyer financing conditions — the whole process can drag on for months.
- The exposure: your neighbours and tenants will see the property is for sale, which is not always desirable.
How does a direct sale to a multiplex specialist buyer work?
Here, you sell directly to a buyer who knows multiplexes — for example, a direct buyer like ImmoMulti. No public listing, no brokerage commission. The buyer analyses your figures, submits a proposal, and if it suits you, you proceed to the notary.
Why it's becoming more popular
- Zero brokerage fees: what you save in commission stays in your pocket.
- Speed: a firm offer can arrive within 48 hours, with the notarized deed a few weeks later.
- Discretion: nothing is publicly listed; your tenants are not alarmed.
- Simplicity: one single point of contact, no parade of visitors.
Key takeaway
A direct sale does not mean selling at a discount. A serious buyer bases their offer on the property's net income. Before agreeing to anything, calculate the value yourself from the revenues — our free tools below do it in seconds.
What is an off-market transfer and when should you choose it?
An off-market transfer means selling without ever publicly listing the property. The transaction circulates within a network of qualified investors. This is the preferred option for owners who want total confidentiality: no sign, no online listing, no rumours.
This method is also popular for properties that need repositioning (below-market rents, work required) that investors like to acquire discreetly. To learn more, visit our off-market transfers page.
Broker, direct sale or off-market: what are the timelines, costs and confidentiality?
| Criterion | Broker | Direct sale | Off-market |
|---|---|---|---|
| Brokerage fees | 4% to 7% | None | None |
| Typical timeline | 2 to 6+ months | A few weeks | A few weeks |
| Public exposure | High | None | None |
| Number of showings | Multiple | 1, targeted | 1, targeted |
| Effort for the seller | Moderate | Low | Low |
How much do you save selling a 6-plex without a broker on the North Shore?
Take a 6-unit property sold for $950,000. Let's compare the broker option (5% commission) to a direct sale with no commission:
- With a broker: commission of $47,500 + taxes (~5%) ≈ $54,600 in fees. Net before tax: approximately $895,400.
- Direct sale: $0 in commission. Net before tax: $950,000.
The gap — more than $54,000 — illustrates why so many owners are exploring commission-free sales. Of course, a broker can sometimes achieve a higher price; what matters is comparing the net amount in your pocket, not just the listed price. To assess the actual return, first calculate the cap rate of the property.
What taxes do you pay when selling a rental property on the North Shore?
Selling a rental property triggers two main tax mechanisms:
- Capital gain: the difference between the sale price and the adjusted cost base. Half the gain is taxable in Québec and federally.
- Recapture of depreciation (CCA): if you have claimed depreciation (CCA) over the years, a portion may be "recaptured" and added to your income in the year of sale.
On the buyer's side, it is the buyer who pays the transfer duty (welcome tax), not the seller. For your personal situation, consult a tax accountant: this guide is informational and does not replace professional advice.
How do you prepare your property to maximize the sale price?
Since an income property's value rests on its figures, the best "renovation" is often administrative:
- Update your leases and compile the actual income from the last 12 months.
- Document expenses (taxes, insurance, energy, maintenance) to present credible net income.
- Adjust below-market rents where legally possible, as each additional dollar of net income increases value.
- Fix small annoyances (entry ways, lighting, common area cleanliness) that reassure the buyer.
What common mistakes should you avoid when selling a multiplex on the North Shore?
- Pricing by gut feeling rather than from net income. Use a calculator to anchor your expectations.
- Forgetting the tax implications and confusing the sale price with the actual net amount received.
- Neglecting confidentiality and unnecessarily alerting tenants and competitors.
- Accepting the first offer without first validating the property's value yourself.
In summary
The right sales method depends on your priorities. If speed, no fees and discretion matter more than a public listing, a direct sale or off-market transfer seriously deserve consideration — especially on the North Shore, where demand for multiplexes remains strong.
