True Cost of Buying a Vancouver Multiplex (2026)

You found the multiplex. You love the layout, the neighbourhood checks out, and the mortgage pre-approval came through. Now comes the part nobody warns you about: the other costs. The ones that show up between your accepted offer and the moment you get the keys.

Buying a multiplex unit in Vancouver — whether it is a duplex, triplex, or fourplex — looks a lot like buying a condo or townhouse on the surface. But the closing cost math is different in a few important ways, and if you are budgeting based on a generic "closing costs are 1.5% to 4%" rule of thumb, you might be off by tens of thousands of dollars.

This guide breaks down every fee, tax, and line item you will actually pay when purchasing a multiplex unit in Metro Vancouver in 2026. Real numbers, real ranges, no fluff.

Property Transfer Tax (PTT) — The Big One

The Property Transfer Tax is the single largest closing cost for most buyers in BC, and it hits harder than people expect. According to the BC government, the rates are tiered:

• 1% on the first $200,000
• 2% on the portion from $200,001 to $2,000,000
• 3% on the portion above $2,000,000
• An additional 2% on residential value above $3,000,000

On a $900,000 multiplex unit, your PTT bill is $16,000. That is not a rounding error — it is a real chunk of money that comes due on closing day.

First-time buyers get a break, but it is narrower than most people think. The full PTT exemption applies to properties up to $835,000. A partial exemption phases out between $835,000 and $860,000. Given that most multiplex units in Vancouver are priced above that threshold, many first-time buyers will not qualify. If your unit is $900,000, the exemption does not apply at all.

There is good news if you are buying a newly built multiplex unit to live in. The newly built home exemption provides a full PTT exemption on properties up to $1,100,000 and a partial exemption up to $1,150,000. You need to be a Canadian citizen or permanent resident, move in within 92 days, and stay for at least one year. For a $900,000 new-build multiplex unit, this exemption wipes out the entire $16,000 PTT bill. Honestly, this is the single biggest savings opportunity most buyers overlook.

Legal Fees and Disbursements

You need a lawyer or notary public to close a real estate transaction in BC. No way around it. For a standard multiplex purchase with a mortgage, expect to pay between $1,300 and $2,100 in legal fees, plus GST.

On top of that, you will pay disbursements — costs your lawyer pays to third parties on your behalf. These add up quickly:

• Title search and registration fees: $80–$150
• E-conveyance software fee (Dye & Durham): ~$219
• Property tax certificate: $95–$135
• Strata Form B & Form F (if applicable): $70–$160
• Title insurance certificate fee: $0–$80
• Courier, postage, miscellaneous: $50–$100

Total legal costs including disbursements: roughly $1,800 to $2,800. Multiplexes can lean toward the higher end because the title and strata documentation tends to be more involved than a standard condo.

Home Inspection Costs

A standard home inspection in Vancouver starts around $500 for a single unit. But a multiplex is not a single unit — you have shared mechanical systems, multiple kitchens, multiple bathrooms, and sometimes separate electrical panels.

For a duplex or triplex unit, budget $600 to $900 for a thorough inspection. Some inspectors charge a base rate plus $100–$150 per additional unit. If the property is older and has shared plumbing or HVAC, you might also want a specialist inspection for those systems, which could add another $200–$400.

I think skipping the inspection on a multiplex is a worse idea than skipping it on a single-family home. Shared systems mean shared problems, and finding out about a failing boiler after closing is the kind of surprise nobody needs.

Appraisal Fees

Your lender will almost certainly require an appraisal. In Metro Vancouver, residential appraisals typically cost between $400 and $700, according to the Appraisal Institute of Canada. The exact price depends on property size, complexity, and location.

Multiplex properties sometimes cost more to appraise because the appraiser needs to evaluate multiple dwelling units and may need to use an income-based valuation approach alongside the comparable sales method. Budget $500–$700 to be safe.

Some lenders cover the appraisal cost if you are getting a high-ratio (insured) mortgage. Ask your broker — it could save you a few hundred dollars.

CMHC Mortgage Insurance

If your down payment is less than 20% of the purchase price, you are required to carry mortgage default insurance. The premiums are set by CMHC (or Sageworth/Canada Guaranty) and are calculated as a percentage of the loan amount:

• Down payment 5%–9.99%: 4.00% premium
• Down payment 10%–14.99%: 3.10% premium
• Down payment 15%–19.99%: 2.80% premium

On a $900,000 purchase with 10% down ($90,000), the insured mortgage is $810,000. At the 3.10% premium rate, your CMHC insurance is $25,110. That gets added to your mortgage principal and amortized over the life of the loan, so you do not pay it upfront — but it absolutely increases your total borrowing cost.

Here is the good part for multiplex buyers: CMHC now allows owner-occupied multiplex purchases (up to 4 units): as little as 5% down on the first $500K for a single unit, or 10% down for a whole building. They also let you add up to 50% of projected rental income from non-owner units to your qualifying income. That can make a real difference in how much mortgage you can carry.

One important note: insured mortgages in Canada are capped at a purchase price of $1.5 million. Above that, you need 20% down, no exceptions.

Strata Fees — What to Budget for Month One

Most multiplex units in Vancouver are stratified, meaning you will pay monthly strata fees from the day you take possession. For a newly built multiplex, strata fees are typically set by the developer's initial budget and tend to be lower in the first year or two.

Expect to pay somewhere between $200 and $450 per month for a multiplex unit, depending on the size of the building, whether there are shared amenities, and what insurance the strata corporation carries. Newer multiplexes with fewer shared facilities tend to be at the lower end.

On closing day, you will typically need to pay your first month's strata fees and may also need to contribute to the strata's contingency reserve fund. Your lawyer will handle these adjustments, but budget at least $400 to $600 for these initial strata costs at closing.

Property Tax Adjustment on Closing

Property taxes in BC are paid annually, but when you buy a home partway through the year, the seller and buyer split the bill based on the closing date. If the seller has already paid the full year's taxes, you reimburse them for the remaining portion. If they have not paid yet, they credit you.

For a $900,000 multiplex unit in Vancouver, annual property taxes are roughly $3,000 to $4,500 depending on the assessed value and the city's mill rate. If you close on July 1, you would owe about half of that — roughly $1,500 to $2,250 — as a closing adjustment.

This is not a "fee" in the traditional sense — it is money you would owe anyway. But it is cash you need to have on closing day, so it belongs in your budget.

GST on New Construction (Pre-Sale Multiplex Units)

This is the one that catches people off guard. If you are buying a brand-new multiplex unit — and most multiplex projects in Vancouver right now are new construction — you will pay 5% GST on the purchase price. On a $900,000 unit, that is $45,000.

Yes, $45,000. In additional tax. Let that number sit for a moment.

Now, the federal government offers a GST New Housing Rebate that gives back 36% of the GST paid, up to a maximum of $6,300. But here is the catch: that rebate starts phasing out at $350,000 and disappears entirely at $450,000. Since virtually every multiplex unit in Vancouver costs more than $450,000, most buyers get zero federal rebate. These thresholds have not been updated since 1991, which feels like a policy oversight at this point.

BC does offer a provincial new housing rebate — updated to a threshold of $550,000 in 2026 — but it only applies to the provincial portion. For most Vancouver multiplex buyers, the practical GST cost is the full 5%.

Important: many pre-sale contracts advertise prices that include GST. Read your contract carefully. If the listed price is "plus GST," your actual cost is 5% higher than the sticker price. This is probably the most expensive surprise in this entire guide.

Title Insurance

Title insurance protects you and your lender against problems with the property's title — things like survey errors, fraud, or undisclosed liens. Your lender will require it, and you should want it.

The cost is a one-time premium, paid at closing. For a property under $1,000,000, expect to pay $250 to $400 for both the lender's and owner's policies combined. Properties over $1 million add roughly $0.90 per $1,000 of additional value.

Compared to everything else on this list, title insurance is a bargain. It is one of the few closing costs I would never recommend trying to skip or negotiate down.

Moving Costs and Utility Hookups

These are the unglamorous line items that still need to go in your budget:

• Professional movers (local, 2-bedroom equivalent): $800–$1,500
• BC Hydro connection: $0 (no fee to start service)
• FortisBC gas connection: ~$55
• Internet setup: $0–$100 depending on provider
• Mail forwarding (Canada Post): $117.48 for 12 months
• Locks rekeying: $100–$250

Total for the moving and setup category: roughly $1,100 to $2,000.

Total Cost Example: $900K New-Build Multiplex Unit

Let us put it all together. Here is a realistic breakdown for a buyer purchasing a $900,000 newly constructed multiplex unit in Vancouver with 10% down:

• Purchase price: $900,000
• Down payment (10%): $90,000
• Property Transfer Tax: $16,000 (waived if newly built home exemption applies)
• GST (5%): $45,000 (if not included in purchase price)
• CMHC insurance (3.10% on $810K): $25,110 (added to mortgage)
• Legal fees + disbursements: ~$2,200
• Home inspection: ~$700
• Appraisal: ~$550
• Title insurance: ~$300
• Property tax adjustment: ~$2,000
• Strata fees (first month + reserve): ~$500
• Moving + utilities: ~$1,500

Total cash needed beyond your down payment: approximately $68,750 if GST is extra and PTT exemption applies. If you do not qualify for the newly built home exemption, add another $16,000. If GST is included in the purchase price, subtract $45,000.

The range of closing costs — not counting the down payment — is roughly $7,750 to $68,750 depending on whether GST is included in the price and whether you qualify for the PTT exemption. That is a huge range, which is exactly why you need to read your purchase contract line by line.

Do I Pay GST on a Resale Multiplex Unit?

No. GST only applies to newly constructed homes or homes that have been substantially renovated. If you are buying a resale multiplex unit from another homeowner, there is no GST. This can save you $45,000 or more compared to buying new.

Can I Use the First-Time Buyer PTT Exemption on a Multiplex?

Yes, as long as the property's fair market value is under $835,000 for a full exemption (partial up to $860,000) and you meet all eligibility requirements — BC residency, never owned a principal residence anywhere in the world, and you intend to live in the unit as your primary home.

Are Closing Costs Tax Deductible in Canada?

Generally, no — not for your principal residence. However, if you rent out one or more units in your multiplex, some costs related to the rental portion (like legal fees and appraisal fees) may be deductible. Speak with an accountant who understands rental property taxation in BC.

How Much Cash Should I Have Beyond My Down Payment?

For a new-build multiplex in Vancouver, budget at least 3% to 8% of the purchase price beyond your down payment for closing costs — more if GST is not included in the listed price. For resale units, 1.5% to 3% is a safer estimate since there is no GST.

Key Takeaways

• The Property Transfer Tax on a $900K unit is $16,000 — but the newly built home exemption can eliminate it entirely for qualifying buyers.
• GST on new construction is the biggest wildcard. At 5% of the purchase price, it can add $45,000 to your costs. Always confirm whether GST is included in the listed price.
• CMHC allows 5% down on the first $500K of a single multiplex unit (10% for a whole building up to 4 units), and you can use projected rental income to help qualify.
• Legal fees, inspections, appraisals, and title insurance together add roughly $4,000 to $5,000 — a small share of total costs but still important to budget for.
• Read your purchase contract before signing anything. The difference between "GST included" and "plus GST" on a $900,000 unit is $45,000 in cold, hard cash.