Invest in Toronto's multiplex market.
Limited investor allocation per project. Access high-quality, purpose-built rental developments led by an experienced team.
*This website is not, and under no circumstances is to be construed as, a prospectus, an advertisement, a solicitation or a public offering or sale of securities in any province or territory of Canada. No securities regulatory authority in Canada or any other jurisdiction has reviewed or in any way passed upon this website or any materials posted thereto. Real estate investments involve risk, including possible loss of principal. Past performance is not indicative of future performance. Targeted total return includes anticipated net asset value appreciation and cash distributions, and is presented net of all management and profit-sharing fees, and before investor tax liabilities.
Modcity Investment Thesis
Every project is conservatively underwritten and pursued only when proforma analyses support a minimum 35% annualized IRR, with at least 100% of initial cash returned on completion through CMHC refinancing.
Permits within five months of purchase, construction within nine months of approvals. Planning, permit approvals and build-out complete 30% faster than the industry standard.
A guaranteed price with no hidden fees or budget overruns. If a project runs late, Modcity covers all mortgage costs for every month beyond the promised timeline.
1-, 2- and 7-year coverage on workmanship, building systems and major structure. Modcity Construction Ltd. is a licensed builder in good standing with the HCRA.
Feature Project
Toronto's first ever new-build triple fourplex perfectly located at Bloor and Ossington, this flagship rowplex development features 12 family-sized, three-bedroom units within walking distance of major transit and parks. A truly one-of-a-kind building, it redefines what a multiplex can look and feel like.
Toronto's first ever new-build triple fourplex at Bloor and Ossington. 12 family-sized, three-bedroom units within walking distance of major transit and parks.
Executive Team
23 dedicated and accomplished professionals combining expertise in development, construction, and management to deliver measurable results.
Frequently asked questions
For joint ventures and co-investment opportunities, every Modcity project is conservatively underwritten and pursued only when proforma analyses support a minimum 35% annualized IRR. We structure our projects to return at least 100% of each investor's initial cash investment upon construction completion through CMHC refinancing, in addition to providing substantial equity uplift.
Modcity offers a solution for investors that want real estate exposure, have liquid cash available but do not want the complexities of spearheading a full development or tenant management themselves.
When it comes to multiplexes, we are subject matter experts and bring specialized expertise to every aspect. Having approved and built the largest volume of multiplexes in the industry, our firm is grounded in real planning and construction experience. Protection of investor capital remains one of Modcity's core objectives.
All Modcity joint venture and co-investment LP opportunities are underwritten with a minimum requirement that >100% of the investor's original equity be returned. As such, on completion, Modcity typically recycles initial investor capital into subsequent projects, with most investors finding satisfaction in building a portfolio of minority stakes.
Any offer of an equity investment, if one is made, will only be made on a private placement basis, under an exemption from the requirement that Modcity prepare and file a prospectus with the relevant Canadian securities regulatory authorities. The equity investment will not be listed on any stock exchange and there is no primary or secondary market for such, nor is it anticipated that such market will develop. Any offer for investment of equity is being made in reliance upon one or more exemptions from the prospectus requirements under applicable securities laws, including, where applicable, the accredited investor exemption within the meaning of applicable securities laws.
Any investment is highly speculative and is only suitable for investors who have a long-term investment horizon and a high tolerance for risk in their returns and are prepared to risk the loss of their entire investment.
Modcity will use either conventional private financing or CMHC financing for construction, but always opts for CMHC financing for permanent mortgage takeout, that is, upon construction completion and occupancy.
CMHC MLI Select employs a points-based system to offer highly attractive mortgage terms, including higher LTV ratios (85% to 95%) and longer amortizations (40 to 50 years), based on three criteria: affordability, energy efficiency, and accessibility. All of Modcity's multiplexes are CMHC-approved for energy efficiency, verified through rigorous, up-to-date energy modelling by specialist engineering firms.
For 4+1 and 6+1 projects, Modcity typically secures all necessary permits within five months of property purchase and completes construction within nine months of building permit approvals, resulting in a total project timeline of approximately 14 months.
For larger lots, where Modcity undertakes a land severance to enable 2 or more semi-detached fourplexes or sixplexes with 2 or more garden or laneway suites, we generally secure all permits within 8 months of purchase and complete construction within 11 months of building permit approvals.
Modcity is a fixed-price builder, offering a guaranteed price with no hidden fees, unexpected costs, or budget overruns, covering every aspect of multiplex construction from start to finish. Our guaranteed price includes all costs for materials, labour, site supervision, and project management.
We stand firmly by our timeline commitments. In the event of a delay, Modcity will cover all mortgage costs for every month beyond the promised timeline.
We offer a warranty matched to Tarion standards (1-, 2- and 7-year coverage), providing peace of mind long after construction is complete and the units become occupied.
1-Year Warranty: Covers workmanship and materials, including plumbing, electrical, and HVAC.
2-Year Warranty: Covers building systems and water penetration issues, plus code compliance.
7-Year Warranty: Covers major structural defects affecting the home's integrity.
As of June 2025, landowners can build a fourplex or sixplex, along with a garden or laneway suite, while being fully exempt from development charges. This exemption is a key factor in the profitability and financial feasibility of these projects. This regulatory change can save a multiplex developer up to $315K in fees for a single lot.