- A multiplex broker values by income (cap rate, GRM, NOI) — a residential generalist does not, which can cost tens of thousands of dollars.
- From 5 units up, a specialist is essentially required: investor buyers, CMHC/MLI Select financing, due diligence.
- The commission is negotiated between 4% and 7% + taxes — on $900,000 that is about $51,700 all-in.
- If you are selling a plex or multiplex on the North Shore, a direct sale to ImmoMulti is a commission-free alternative with an offer in 48 h.
Why Does an Income Property Require a Specialized Broker?
A residential broker sells a house to a buyer who will live in it: they rely on emotion, neighbourhood comparables, and staging. An income property broker (or multiplex broker) serves an entirely different audience: investors who are buying a revenue stream. Their work rests on numbers — net operating income (NOI), capitalization rate (cap rate), gross rent multiplier (GRM) — and on their ability to get the deal financed.
Listing an 8-unit building with a generalist risks a marketing approach based on residential comparables rather than actual yield. The common result: a mispriced property, buyers who can't get financing, and a sale that drags on. To value your property properly, start with our cap rate calculator and our GRM calculator.
How to Recognize a Good Income Property Broker
Beyond the OACIQ licence, a good multiplex broker stands out by concrete signals:
- An actual track record of plex and multiplex transactions — not a majority of single-family homes.
- Mastery of income-based valuation: they talk cap rate, GRM, NOI, vacancy rate, and normalized expenses without hesitation.
- A network of investor-buyers and lenders (conventional financing, CMHC, MLI Select).
- A thorough knowledge of your area: price per door, rental demand, transit projects.
- Transparency on their compensation and on their marketing strategy (public or off-market).
What Questions to Ask Before Choosing Your Broker
Before signing a brokerage contract, ask these specific questions — the answers separate the specialist from the generalist:
- How many income properties have you sold in the last 12 months?
- At what average cap rate and in how many days on average?
- How will you value my building — by income or by comparables?
- Do you have an active investor-buyer list in my area?
- What is your commission, and exactly what does it include?
- Do you offer a discreet / off-market sale if I want one?
- How do you handle leases and existing tenants during the sale?
How Much Does a Broker Cost to Sell an Income Property?
The brokerage commission is generally negotiated between 4% and 7% of the sale price, plus taxes (GST/QST). It is a major expense on a property:
Example: on a property sold for $900,000, a 5% commission amounts to about $45,000, or roughly $51,700 including taxes. On a property at $1.5M, that is $75,000 and up.
This sum must be weighed against the broker's real added value: a good specialist can often achieve a better net price than you would on your own, which justifies the commission. But if speed, discretion, and net price are your priorities, the commission-free option in Québec is also worth considering.
Small Plex, 5–12, 12+ or Portfolio: Does the Right Broker Change?
Yes — the size of your building determines the ideal broker type:
| Your property | Recommended broker type |
|---|---|
| House or condo | Residential broker |
| Small plex (2 to 4 units) | Residential broker comfortable with rental income |
| 5 to 12 units | Commercial / multiplex specialist broker |
| 12 units and more | Experienced commercial broker (financing, due diligence) |
| Real estate portfolio | Portfolio transaction and off-market specialist |
The quiz above applies exactly this logic to your situation and adds your priorities (price, speed, expertise, discretion) to refine the recommendation.
Broker or Direct Sale: Which Option for Your Plex?
Selling through a broker is not the only path. If you own a plex or multiplex on the North Shore and you value speed and discretion, you can also sell directly to a buyer like ImmoMulti: no commission, a firm offer within 48 hours, confidential transaction, and purchase as-is (no renovations required). To compare both paths honestly, see our page broker vs. direct buyer. If you have already considered a platform like DuProprio, also read our comparison FSBO vs. direct buyer.
Want to act quickly? Our guide sell an income property fast covers all options for closing without unnecessary delays. And if you are a property owner in Laval or Terrebonne, check our local pages: sell a property in Laval and sell a property in Terrebonne.
How Does Our Free Referral Service Work?
ImmoMulti is a direct buyer of multiplex properties on the North Shore — not a broker. When your project doesn't match a direct purchase, we connect you with the right broker, at no cost. It's simple:
- You answer the quiz (1 minute).
- We identify the broker type suited to your property and priorities.
- We connect you with a relevant professional — you remain free to choose.
Ready to Find the Right Broker?
Take the one-minute quiz and receive your free personalized referral for your income property on the North Shore.
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