How Much Is a Broker's Commission on a Plex in Quebec?
In Quebec, a real estate broker's commission on a plex is negotiable, with no imposed rate. We break down the impact at 4%, 5% and 6%, including taxes (GST/QST), across the most common price ranges.
Quick answer
In Quebec, a real estate broker's commission on a plex is negotiable, generally 4 to 6% of the sale price, plus GST/QST taxes (14.975%). On a $1,000,000 property at 5%, that amounts to $50,000 + taxes ≈ $57,500. No rate is set by law or by the OACIQ. Selling to a direct buyer eliminates this commission entirely.
4 to 6% · Negotiable · GST/QST included · 0% alternative
The question comes up often: how much does a broker's commission really cost on an income property? The answer depends on the negotiated rate, but mainly on the sale price — and on a multiplex, those percentages quickly add up to tens of thousands of dollars. This guide breaks them down concretely, bracket by bracket.
How commission works in Quebec
In Quebec, the brokerage commission is entirely negotiable. No law and no OACIQ (Organisme d'autoréglementation du courtage immobilier du Québec) regulation sets the rate: it is recorded in the brokerage contract signed between the seller and the broker. The rate, structure (flat rate or tiered by achieved price), and contract duration are freely negotiated.
On income properties, the typical rate is often between 4% and 6% of the sale price — sometimes more on small properties, sometimes less on large transactions. To that are added GST (5%) and QST (9.975%), totalling 14.975% calculated on the commission, not on the property price.
In standard Quebec practice, the total commission in the seller's contract covers both the seller's broker and the buyer's broker. The seller therefore bears the full cost, even when two brokers are involved.
Commission cost by plex sale price
Amounts calculated at 4%, 5% and 6%, including GST/QST (14.975%) — illustrative rounded figures.
| Sale price | Commission at 4% + taxes | Commission at 5% + taxes | Commission at 6% + taxes |
|---|---|---|---|
| $500,000 | $23,000 ($20,000 + $2,995) | $28,744 ($25,000 + $3,744) | $34,493 ($30,000 + $4,493) |
| $750,000 | $34,493 ($30,000 + $4,493) | $43,116 ($37,500 + $5,616) | $51,739 ($45,000 + $6,739) |
| $1,000,000 | $45,990 ($40,000 + $5,990) | $57,488 ($50,000 + $7,488) | $68,985 ($60,000 + $8,985) |
| $1,500,000 | $68,985 ($60,000 + $8,985) | $86,231 ($75,000 + $11,231) | $103,478 ($90,000 + $13,478) |
| $2,000,000 | $91,980 ($80,000 + $11,980) | $114,975 ($100,000 + $14,975) | $137,970 ($120,000 + $17,970) |
Illustrative figures as of June 22, 2026. GST (5%) + QST (9.975%) = 14.975% apply on the commission. Actual rates are negotiable and vary by contract. Source: OACIQ (no imposed rate), Revenu Québec (tax rates). This does not constitute financial advice.
On a $1,000,000 property at 5%, the commission amounts to $57,488 including taxes. At $2,000,000, even at 4%, nearly $92,000 comes out of your sale price. This amount covers both the seller's broker and the buyer's broker — the seller pays it all. The only way to bring this cost to zero: sell directly to a professional buyer without a broker.
What you get with a broker — and what you avoid without one
What commission covers
A real estate broker specializing in income properties brings real value: MLS listing, professional photos, targeted marketing, showing and negotiation management, and access to a qualified buyer network. In a competitive market where the property shows well, this exposure can generate multiple offers and push the price above the commission cost. In that scenario, a good broker clearly earns their fee.
Commission also generally covers the buyer's broker (buyer's agent) — this split is recorded in the seller's brokerage contract. The seller does not receive two separate invoices but bears the full total commission.
The 0% alternative: the direct buyer
Selling directly to a professional buyer like ImmoMulti generates $0 in commission. On a $1,000,000 property, that is approximately $57,500 (at 5% including taxes) that stays in your pocket. The direct buyer evaluates the property based on actual income, makes a firm offer within 48 h, and closes in 30 to 45 days — no showings, no public listing, no post-inspection renegotiation.
This option is advantageous when you want to sell quickly, discreetly, or as-is (without prior renovations), or simply avoid the delays and costs of a public market listing. For a detailed comparison of methods, see our guide broker vs direct buyer.
Maximum market exposure
MLS listing, professional photos, managed showings, negotiation, access to a buyer network. Commission: ~4 to 6% + taxes. Typical timeline: 2 to 6 months. Relevant if you believe public competition will exceed the commission cost.
Best if: you have time and want to test the open market.0% commission — offer in 48 h
No commission, no showings, no renegotiation. Firm offer within 48 h, closing in 30–45 days. Sold as-is, with tenants in place, in complete confidentiality.
Best if: you want the maximum net proceeds, quickly.What a Broker's Commission Covers — and What It Doesn't
What is included
A real estate brokerage commission on an income property typically covers a defined set of services: listing on Centris/MLS, professional photography, property marketing (web ads, broker network), coordination and management of showings, offer negotiation, and access to a qualified buyer network. On a well-marketed income property in a competitive area, this exposure can generate multiple offers and push the final sale price meaningfully above the list price — in that scenario, the commission can pay for itself.
The total commission also covers the buyer's broker co-commission. The seller signs one brokerage contract and one amount is agreed upon; the seller's broker then splits a portion of that amount with the buyer's broker. The seller receives a single invoice for the total.
What is not included
The brokerage contract is not a full-service sale package. Several significant costs remain entirely the seller's responsibility:
- Seller's notary fees — typically $1,200–$2,500 for the deed of sale, discharge of mortgage, and title search.
- Pre-sale inspection — optional but increasingly requested by buyers; $500–$1,200 for a multiplex.
- Mortgage discharge fees — charged by your lender to release the hypothec; varies by institution, typically $300–$700.
- Tax adjustments at closing — municipal and school taxes are prorated between buyer and seller at the notary; can result in a payment to or from the seller depending on timing.
- Welcome tax (transfer tax) for the buyer — this is the buyer's cost, but it affects the negotiated price on smaller transactions.
- Carrying costs during the listing period — mortgage interest, insurance, and maintenance continue until closing; on a 3-month listing at 6% on a $700,000 balance, that is roughly $10,500.
Read the brokerage contract carefully. The OACIQ requires brokers to use the standard Exclusive Brokerage Contract – Sale form, which clearly sets out what is and is not included. Any service outside that scope — staging, legal opinion, additional marketing — should be confirmed in writing.
Commission covers market exposure and negotiation — not the notary, not the inspection, not carrying costs, and not the capital gains tax. Factor in all costs when comparing selling options, not just the commission rate.
Source: OACIQ standard brokerage contract form; Chambre des notaires du Québec (notary fee ranges); Revenu Québec (tax adjustments). Figures are illustrative estimates.
Alternative Models: Flat Fee, Reduced Commission, and FSBO
A traditional broker at 5% is not the only path. Here are the four main models — with their real trade-offs.
| Model | Typical cost | Who manages showings & negotiation | Best suited for |
|---|---|---|---|
| Traditional broker (5%) | ~$57,500 on $1M incl. taxes | Broker handles everything | Sellers who want full service and maximum market exposure |
| Reduced commission (2.5–3.5%) | ~$28,700–$40,200 on $1M incl. taxes | Broker handles, but less co-commission for buyer's broker | High-value properties; seller brings a qualified buyer |
| Flat fee (e.g. DuProprio) | $1,000–$4,000 fixed | Seller manages showings, negotiation, and documents | Experienced sellers with time; simpler properties |
| FSBO (For Sale By Owner) | $0 intermediary fees (notary still required) | Seller handles everything | Sale to a known buyer (family, neighbour) |
| Direct sale to professional buyer | $0 commission | Buyer manages the process; firm offer in 48 h | Speed, discretion, as-is condition, tenants in place |
When a seller's broker accepts 2.5–3.5% instead of 5%, the co-commission offered to the buyer's broker is typically reduced proportionally. Some buyer's brokers may decline to show the property if the co-commission is below their threshold — effectively narrowing the buyer pool. Always clarify in writing what co-commission split is planned before agreeing to a reduced rate.
Source: OACIQ (negotiability of rates, brokerage contract obligations); DuProprio published package pricing (approximate, varies by region and package tier). Illustrative figures as of July 2026.
How to Negotiate the Commission: Concrete Levers
Since no rate is fixed by law or the OACIQ, the commission is purely a matter of negotiation. Sellers of income properties often have more leverage than they realize — especially on higher-value assets. Here are the most effective levers:
1. High property value
The higher the sale price, the more a given percentage represents in absolute dollars. On a $2,000,000 property, every 0.5% point is $10,000. Brokers know this. Use it: at that price level, a rate of 3.5–4% is often negotiable without losing service quality.
2. Short contract term (90 days vs. 180)
A 90-day exclusive brokerage contract reduces the broker's guarantee of being paid if the market moves slowly. In exchange, this creates pressure to perform quickly — and can justify asking for a lower rate or a tiered rate that increases only if results are delayed.
3. Dual representation (same broker for buyer and seller)
If the broker already has a qualified buyer in their network, they may agree to a reduced total commission since they collect both sides. This must be disclosed transparently and recorded in the contract — the OACIQ requires written disclosure of any dual-agency situation.
4. Strong market conditions
When inventory is low and demand is high (as has been typical on the North Shore of Montreal), a well-priced plex can attract multiple offers quickly. In that context, the broker's marketing effort is reduced — a legitimate argument for a lower rate.
5. Seller-provided buyer
If you already have a serious interested buyer (a neighbour, a current tenant, a known investor), tell the broker upfront. They may agree to a reduced rate or a flat fee to simply handle the paperwork, since the main value they add — finding a buyer — is already done.
6. Tiered rate structure
Rather than a flat 5%, propose a tiered rate: 3% on the first $800,000 and 5% on the amount above. This aligns the broker's incentive with pushing the price higher, while reducing the baseline cost on the bulk of the value.
7. Compare multiple brokers
Get written proposals from at least two or three brokers before signing anything. Presenting a competing proposal is the single most effective negotiation tactic — and it reveals what the real market rate is for your specific property and area.
8. Timing: early year vs. hot season
Brokers are busier in spring and fall. Listing in January or early February, when inventory is lower and brokers are hungrier for mandates, can give you additional negotiating room on both rate and contract terms.
Whatever rate you negotiate, it must be explicitly written into the brokerage contract. An oral agreement is not enforceable. The OACIQ standard contract has a dedicated field for the commission rate and the co-commission split — confirm both before signing.
Source: OACIQ (brokerage contract requirements, dual-agency disclosure rules); APCIQ (market conditions, North Shore inventory data). Not financial advice.
Commission vs Net Proceeds: The Real Comparison with a Direct Buyer
A 4% discount on the gross price is not necessarily a loss. Here is the full arithmetic on a $1,000,000 plex.
| Cost item | Sale with broker at 5% | Direct sale (ImmoMulti) |
|---|---|---|
| Gross sale price | $1,000,000 | $960,000 (~4% discount) |
| Brokerage commission + taxes | −$57,488 ($50,000 + $7,488 GST/QST) | $0 |
| Professional photos & marketing | −$1,500 (often included, sometimes extra) | $0 |
| Tax adjustments at closing | −$500 to −$1,500 (municipal/school proration) | −$500 to −$1,500 (same) |
| Carrying costs during listing (3 months at 6% on $700K balance) | −$3,000 to −$6,000 (mortgage interest + insurance) | ~$700–$1,400 (30–45 days only) |
| Estimated net proceeds | ~$931,000–$937,500 | ~$958,000–$959,000 |
On a $1,000,000 property, a direct buyer offering $960,000 — a 4% discount on the gross price — can leave the seller with approximately $20,000–$27,000 more in net proceeds than a brokered sale at full price, once commission, marketing, and carrying costs are accounted for. The discount on the gross price is largely recovered through eliminated transaction costs and faster closing. This comparison does not include notary fees (similar in both cases) or capital gains tax (which depends on your personal tax situation).
Illustrative calculations only. Carrying costs assume a 6% annual rate on a $700,000 outstanding mortgage balance (Bank of Canada reference rate context, 2025–2026). Tax adjustments are estimates. Actual figures vary. This does not constitute financial or tax advice. Consult a notary and accountant for your specific transaction.
Broker commission on a plex: your answers
The commission rate is negotiable and no rate is imposed in Quebec (neither by law nor by the OACIQ). On an income property, it generally ranges from 4% to 6% of the sale price, with a common rate of around 5%. GST (5%) and QST (9.975%) — totalling 14.975% — are added on the commission. Example: $1,000,000 × 5% = $50,000 + taxes ≈ $57,500.
Yes. Brokerage commission is subject to GST (5%) and QST (9.975%), totalling 14.975% applied on the commission amount — not on the property sale price. Example: $50,000 commission × 14.975% = $7,488 in taxes = total of $57,488.
Yes. No law or OACIQ regulation sets the commission rate: it is fully negotiable between the seller and the broker and recorded in the brokerage contract. The rate, structure, and contract duration are discussed freely. On high-value income properties, many owners negotiate a lower rate than on a single-family home. Always compare what each option leaves you net.
The most direct way is to sell without a broker to a specialized direct buyer like ImmoMulti: $0 commission. On a $1,000,000 property at 5% + taxes, that is approximately $57,500 that stays in your pocket. See our comparison broker vs direct buyer and our guide on the full cost of selling an income property.
Yes, in general. In standard Quebec practice, the total commission agreed in the seller's brokerage contract covers both the seller's broker and the buyer's broker — the seller's broker shares their commission with the buyer's broker. The seller does not receive two separate invoices but bears the full cost of the total commission.
Some brokers specializing in income properties will work at a reduced rate (2.5–3.5% instead of 5–6%) on high-value properties or when the seller brings a qualified buyer. This rate must be explicitly written into the brokerage contract and carries the same legal obligations. Key to check: the planned co-commission split with the buyer's broker, who may decline if the co-commission is deemed insufficient.
DuProprio allows selling for fixed fees (generally between $1,000 and $4,000 depending on the package) rather than a percentage. That is real savings on large properties, but the seller manages showings, negotiation, and documents themselves. On a plex with tenants, this requires time and knowledge of legal obligations. DuProprio does not replace a notary for the deed of sale.
Yes, absolutely. In Quebec, no law requires a seller to use a broker. You can sell directly to a known buyer or a professional buyer like ImmoMulti, with no intermediary fees. The OACIQ regulates brokers, not sellers. The deed of sale is always signed before a notary, who ensures the legal security of the transaction.
Yes, in the context of selling a rental property, selling costs including the brokerage commission can be deducted from the proceeds of disposition to reduce the taxable capital gain (and therefore the tax). Consult an accountant or tax specialist to validate your specific situation — deductibility depends on the nature of the transaction and your ownership structure.
Related guides
Get a direct offer — 0% commission
Compare with a real number in hand. Receive a direct purchase offer for your property — free, confidential and with no obligation — and see what you keep without commission.
Send us a message — we'll get back to you quickly within 48 h, no obligation.
Confidential · No obligation · No fees
See what you keep without commission
Receive a direct purchase offer within 48 h, 0% commission, and compare it to what a broker would leave you net.
Receive my free offer →