Buying · Laval · salary for a fourplex 2026
What salary to buy a fourplex in Laval in 2026: the minimum household income for the owner-occupied median fourplex, with 50% of the 3 rents counted, next to the triplex and the median house.
In Laval, the median fourplex sells for $1,000,000. To buy it and live in it with the 10% minimum down payment (about $126,672 in cash), you need a gross household income of about $151,200 a year. The other 3 units bring in about $5,502 a month (the city's median rent: $1,834 a month), but the bank adds only half of that to your income. Without those rents, you would need $212,900. The median house ($630,000) takes $141,500 and the median triplex $157,000: the fourplex takes $9,700 more than for the median house and $5,800 less than for the median triplex. Rule: for an owner-occupied 3 or 4 unit building, CMHC lets lenders add up to 50% of gross rents to household income (versus 100% for a duplex), and the property's taxes and heating may be left out of the calculation. Assumptions: Centris median prices of fourplexes, triplexes and single-family houses (January to September 2026); minimum down payment of 10% for the fourplex and the triplex (5% of the first $500,000 and 10% of the rest for the house) with the CMHC premium added to the loan; 25 years; stress test at the higher of 5.25% or the rate plus 2 points, i.e. 6.09% for a 4.09% rate; gross debt service (GDS) ratio of at most 39%; no other debts (car, cards, student loans); all 3 units rented all year at the median rent of Centris leases signed over 12 months in the city; house: taxes estimated at 1% of the price and heating at $1,200 a year counted. Source: Centris (Matrix) for prices and rents, compiled November 6, 2026.
The short answer
In Laval, the median fourplex sells for $1,000,000. To buy it and live in it with the 10% minimum down payment (about $126,672 in cash), you need a gross household income of about $151,200 a year. The other 3 units bring in about $5,502 a month (the city's median rent: $1,834 a month), but the bank adds only half of that to your income. Without those rents, you would need $212,900. The median house ($630,000) takes $141,500 and the median triplex $157,000: the fourplex takes $9,700 more than for the median house and $5,800 less than for the median triplex.
Fourplex, triplex or house in Laval: the required income side by side
| 2026 in Laval | Owner-occupied median fourplex | Owner-occupied median triplex | Median house |
|---|---|---|---|
| Median price | $1,000,000 | $972,000 | $630,000 |
| Price per unit | $250,000 | $324,000 | $630,000 |
| Cash needed | $126,672 | $122,961 | $53,192 |
| Payment at the qualifying rate (6.09%) | $5,986 a month | - | $3,972 a month |
| Taxes and heating counted | $0 (left out) | $0 (left out) | $625 a month |
| Rent added to income | $33,012 a year (50% of 3 rents) | $22,008 a year (50% of 2 rents) | $0 |
| Minimum gross household income | $151,200 | $157,000 | $141,500 |
Centris (Matrix) median prices, January to September 2026; median rent of Centris leases; CMHC rules for an owner-occupied plex; GDS of 39% at the 6.09% qualifying rate over 25 years.
What these numbers say in Laval
- Counting the 3 rents at 50% and leaving out taxes and heating lower the required income by $61,700: from $212,900 to $151,200.
- With a stricter lender that also counts taxes and heating, you would need about $179,900, which is $38,400 more than for the median house.
- Once you own it, the 3 rents ($5,502 a month) cover about 112% of the real mortgage payment ($4,926 a month at 4.09%), before taxes, insurance, upkeep and vacant units. The bank, though, checks that you could pay $5,986 a month (stress test).
- Each fourplex unit costs about $250,000, versus $324,000 for the median triplex. The median duplex takes $126,200 of income (100% of its rent counted).
- The fourplex is the largest building financed as a residential property: from 5 units, you move to commercial financing (multi-unit loan), with other rules.
- Across the 16 cities tracked, the owner-occupied fourplex takes less income than the house in 6 cities; the median required income is $102,200, close to the house ($107,600).
What it changes for buying in Laval
In Laval, the fourplex takes a high income ($151,200), which is $9,700 more than for the median house. For a household already earning enough for a house, now is the time to compare: at a similar income, the fourplex leaves you 3 rents every month. The cash breakdown: how much money for a plex in Laval; one unit fewer: what salary for a triplex in Laval.
How to read these numbers
Rule: for an owner-occupied 3 or 4 unit building, CMHC lets lenders add up to 50% of gross rents to household income (versus 100% for a duplex), and the property's taxes and heating may be left out of the calculation (CMHC, Rental income page; the other method allowed, net rental income, is rarely used). Assumptions: Centris median prices of fourplexes, triplexes and single-family houses (January to September 2026); minimum down payment of 10% for the fourplex and the triplex (5% of the first $500,000 and 10% of the rest for the house) with the CMHC premium added to the loan; 25 years; stress test at the higher of 5.25% or the rate plus 2 points, i.e. 6.09% for a 4.09% rate; gross debt service (GDS) ratio of at most 39%; no other debts (car, cards, student loans); all 3 units rented all year at the median rent of Centris leases signed over 12 months in the city; house: taxes estimated at 1% of the price and heating at $1,200 a year counted. Lenders and mortgage insurers do not all apply the same rule: most ask for the current leases and use the building's actual rents. Your mortgage broker will confirm the amount used. Your other debts (car, cards, loans) reduce your capacity: the total debt service (TDS) ratio must not exceed 44%. Prices are medians, not a specific property.
Frequently asked questions
What salary do you need to buy a fourplex in Laval?
About $151,200 of gross household income in Laval for the owner-occupied median fourplex ($1,000,000) with the 10% minimum down payment, counting 50% of the 3 rents as CMHC allows. Without the rents: $212,900.
Does the bank count the fourplex rents in my income?
Yes, but only in part. For a triplex or fourplex you live in, CMHC lets lenders add up to 50% of gross rents to your income. In Laval, the 3 median rents ($66,024 a year) therefore add about $33,012 a year to your income.
Do you need more income for a fourplex than for a house in Laval?
For the median house in Laval ($630,000), you need about $141,500; for the median triplex, $157,000; for the median fourplex, $151,200. The fourplex takes $9,700 more than for the median house. See also is a plex profitable in Laval and 25 or 30 year amortization in Laval.
Sources: Centris (Matrix), Statistics module, median sale price of fourplexes and triplexes (income properties) and single-family houses for the municipality of Laval, January to September 2026; Centris (Matrix), broker-signed leases from September 16, 2025 to September 16, 2026; CMHC, Rental income and premium schedule; compiled by the Loaa & Manseur team, aggregates only. The hub salary for a fourplex in 16 cities compares the 16 cities.
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Published September 7, 2026 by the Loaa & Manseur team, the number 1 team at RE/MAX Platine in 2024 and 2025, 6th RE/MAX team in Quebec, 15th in Canada and in the global top 50 according to the official RE/MAX ranking. Tell us about your project.