Sell Your plex Now or Wait 5 Years?

Should you sell your plex now or wait?

This is the question every multi-unit owner eventually asks themselves at a mortgage renewal or when market conditions shift. The honest answer: it depends on your numbers. Neither market trends nor rate schedules can answer this question for you — only a rigorous comparison of both scenarios can.

The "sell now" scenario has an often-overlooked advantage: the direct sale with no commission. On the North Shore, a 5% commission on a plex valued at $750,000 is roughly $43,100 including taxes. That amount stays in your pocket if you sell directly to a buyer like ImmoMulti. The simulator above factors this into the Scenario A calculation.

The "wait" scenario is appealing when the market is rising. But you also need to account for cumulative cash flow (positive or negative), unexpected repairs, and higher mortgage payments at renewal. These three variables can turn a handsome theoretical capital gain into a much thinner gain — or even a net loss.

How to project your property's future value

The standard method is compound growth: apply an annual growth rate to today's value, year after year. The formula is simple:

On the North Shore of Québec, annual growth in income properties has ranged from 3% to 6% depending on the area and cycle since 2015. For 2026–2031, analysts project moderate growth of 2% to 4% due to the impact of elevated rates on demand. Our simulator applies the rate you enter — don't be too optimistic.

This projection assumes the market continues to grow. If you think your specific area is exposed to a correction, consult our analysis of the North Shore real estate market 2026 to calibrate your assumption.

What is the impact of a mortgage renewal at a higher rate?

For thousands of North Shore property owners, a mortgage renewal within the next 12 to 24 months is inevitable. If rates stay above those of the previous term, your annual borrowing cost rises — and your net cash flow takes a direct hit.

The mechanics are simple but often underestimated:

• A 1% increase on a $500,000 loan = roughly $5,000 in additional annual interest, or $25,000 over 5 years.
• A 2% increase on a $700,000 loan = roughly $14,000 per year, or $70,000 over 5 years.

These amounts add to planned repairs and reduce the advantage of the projected capital gain. Our simulator factors in the cumulative 5-year surcharge in Scenario B. To understand in detail how rates affect the profitability of your multi-unit buildings, consult our guide on multi-unit mortgage rates 2026.

Cash flow vs capital gain: which matters more?

The answer shifts depending on your time horizon and profile:

• If you have a positive cash flow of $10,000 to $15,000 per year, the $50,000 to $75,000 cumulated over 5 years adds to the capital gain — and argues for holding.
• If your cash flow is neutral or slightly negative, you only gain the capital gain — which must cover repairs and rate surcharge to remain advantageous.
• If your cash flow is clearly negative (the building costs you money every month), every year you wait erodes your wealth — and selling now is often the best financial decision.

The question to ask: is my property working for me or against me? To find out precisely, use our plex profitability calculator. And to evaluate whether the cap rate justifies the asking value, our cap rate calculator gives you the answer in seconds.

When is waiting the wrong strategy?

Waiting is often portrayed as the "cautious" strategy. That's not always true. Here are five signals that indicate selling now is probably the best decision:

1. Persistently negative net cash flow. If the building costs you money every month and the rental situation cannot improve in the short term (fixed leases, structural vacancy), every month of waiting erodes your capital.
2. Imminent major repairs. A roof, foundation or electrical system to replace within the next 12 to 24 months can represent $100,000 to $250,000. A direct buyer like ImmoMulti buys as-is — you don't advance these costs.
3. Mortgage renewal in a high-rate environment. If your rate is going from 3% to 5.5% at renewal, the impact on your cash flow can be devastating. Selling before renewal can avoid this pressure.
4. Personal situation requiring liquidity. Retirement, divorce, estate, new project — capital needs can make a theoretical future gain less attractive than real liquidity today.
5. Favourable market. If your area is currently in demand and buyers are paying well, this is exactly the right time to obtain maximum value. Waiting for an "even better" market is often a risky bet.

If you recognise two or more of these five signals, the simulator above and a fast multi-unit sale are worth serious consideration. If you're selling without an agent, also see what it involves on our page finding a broker vs direct sale.