Sixplexes and small apartment buildings of up to 12 units across Ottawa and Eastern Ontario, financed with CMHC multi-unit insured mortgages.
6 to 12 Unit Apartment Buildings for Sale in Ottawa
Ottawa 6 to 12 unit buildings
Scale that works for serious investors
Buildings of six to twelve units combine meaningful income with manageable risk. They are financed as commercial properties and are eligible for CMHC multi-unit insured financing, including MLI Select, which can offer higher loan-to-value and longer amortizations than conventional loans.
Each extra unit spreads fixed costs and vacancy risk further: one vacancy in a twelve-unit building is less than a tenth of the income. Buildings in this range justify professional management and are a common step toward larger apartment buildings.
See current listings below, our full multifamily real estate services, and our CMHC MLI Select guide.
5+ units
eligible for CMHC multi-unit financing
Up to 95%
loan-to-value on existing buildings with MLI Select (70+ points)
Up to 50 yrs
amortization at 100 points
1.10
minimum debt coverage ratio, standard rental
Live MLS® listings
6 to 12 unit buildings and multifamily for sale in Ottawa
Updated automatically from MLS®. Many multifamily buildings, especially larger ones, trade in the pre-market, so tell us what you are looking for.
Before you buy
What to check on a 6 to 12 unit building
Financing fit
Whether the building can meet CMHC requirements, including the debt coverage ratio on actual income.
Affordability and energy
Whether rents or an energy retrofit could earn MLI Select points, and what that commitment means.
Rent roll
Rents compared with market, lease terms and turnover history.
Building systems
Roof, windows, heating, electrical and plumbing, and their remaining life.
Operating costs
Real bills for taxes, insurance, utilities, repairs and management.
Fire and safety
Fire separations, alarms, exits and any outstanding orders.
Market context
Ottawa rental market today
Ottawa's rental vacancy rate rose to 3% in 2025, according to CMHC, as record rental construction added supply. Near-term rent growth is expected to be more modest, with slower population growth and federal job reductions weighing on demand (Marcus & Millichap).
For buyers, that means underwriting on today's actual rents and realistic vacancy rather than last year's rent growth. Over the long term, Ottawa's stable institutional economy continues to support rental demand.
MLI Select terms are set by CMHC and change from time to time. See the current CMHC MLI Select summary, and confirm details with your lender.
What we underwrite
- Actual rents against current market rents
- Vacancy and credit loss allowance
- Operating costs, utilities and who pays them
- Capital needs: roof, windows, electrical, plumbing
- Net operating income and cap rate
- Financing, debt service and cash flow
Explore
More Ottawa multifamily real estate
Large buildings and portfolios
Larger apartment investments for private wealth and investment groups.
Apartment buildings (12+ units)
Apartment buildings of 12 units and more across Ottawa.
Fourplexes and fiveplexes
Four- and five-unit rental buildings.
Triplexes
Three units: more income, still simple to manage.
Duplexes
Two-unit properties for investors and owner-occupiers.
Build-to-order rentals
New low-rise rental buildings delivered to investors.
How to evaluate a multifamily property
NOI, cap rates, financing and due diligence.
CMHC MLI Select guide
How the program works for five units and up.
Ottawa 6 to 12 Unit Building FAQs
How are 6 to 12 unit buildings financed?
As commercial properties, usually with conventional commercial mortgages or CMHC multi-unit mortgage loan insurance, including MLI Select. Your lender or mortgage broker can advise on the best route.
What is MLI Select?
A CMHC insurance program for buildings of five units and up that rewards affordability, energy efficiency and accessibility with higher loan-to-value and longer amortizations. A minimum of 50 points is required.
How do you value a 6 to 12 unit building?
On its income: net operating income and cap rate, based on actual rents and costs, compared with similar sales. We also show how financing affects cash flow.
Do you build new sixplexes and 12-unit buildings?
Yes. Our build-to-order program builds new low-rise rental buildings for investors.
Do you help sell 6 to 12 unit buildings?
Yes. We help owners prepare an investment pro forma, evaluate value using best practices and market the building to investors.
Mitch Gauzas, REALTOR®
