Building Wealth: Turning Home Equity into an Investment Property

In today’s real estate market

Many homeowners are wondering how to grow their wealth without having to inject additional savings. One question often comes up:
Can you buy a multi-unit property (plex) with no cash down — using only the equity accumulated in your primary home?
The answer: yes, it’s possible — under certain conditions.

What is equity?

Equity represents the portion of your property that you truly own.
In other words, it’s the difference between your home’s current market value and the remaining balance on your mortgage.

For example:
If your home is worth $600,000 and you still owe $350,000, your equity is $250,000.
This amount isn’t liquid cash, but it can be used as leverage to finance a new real estate purchase.

Using equity to buy a multi-unit property

Financial institutions often allow you to use part of this equity as a down payment for a second property such as a duplex, triplex, or fourplex.
There are two main ways to do this:

1. Mortgage refinancing – You take out a new mortgage on your current home to access part of your equity.
   You can usually borrow up to 80% of the market value of your home, minus the existing loan balance.
   The withdrawn amount can then serve as the down payment for the plex.

2. Home Equity Line of Credit (HELOC) – A more flexible option that lets you borrow against your equity as needed, without having to fully refinance your mortgage.

A concrete example

Let’s take a simple scenario:

• Current home value: $700,000

• Mortgage balance: $400,000

• Available equity: $300,000

The bank might allow you to borrow up to 80% of your home’s value — that’s $560,000.
This means you could withdraw $160,000 ($560,000 – $400,000) to invest in a plex and cover the down payment, notary fees, and possibly even part of the renovations.

Conditions to meet

Even if you don’t need liquid savings, the bank will evaluate several factors before approving your loan:

• Your borrowing capacity (income, debts, debt-to-income ratio).

• The market value and stability of your current property.

• The projected profitability of the plex (expected rental income vs. expenses).

In short, equity is a powerful lever, but it doesn’t replace solid financial health or a strong application.

Advantages of this strategy

• Little to no cash required.

• Leverage effect: your home helps you acquire a second income-generating asset.

• Wealth growth: rental income helps repay the mortgage while increasing your real estate portfolio’s value.

Risks to consider

• Higher total debt, which can impact your budget.

• The risk of a decline in property values, which could reduce your equity.

• Greater responsibility from managing tenants and property maintenance.

In conclusion

Buying a multi-unit property with no cash down, using only the equity from your primary home, is absolutely possible — and can be a powerful way to build long-term real estate wealth.

However, like any major financial decision, it requires careful analysis, along with guidance from an experienced mortgage broker and real estate broker to help you navigate each step.

If this article on the real estate field was useful to you and you have additional questions, do not hesitate to contact Kate Carmichael, your residential real estate broker. Based in Quebec City, she serves the regions of Ste-Foy, Sillery, and Cap-Rouge.

Representing the well-established firm Royal LePage Blanc & Noir, Kate is available to answer all your real estate inquiries. You can reach her by phone at (418)953-1441 or by email at kcarmichael@royallepage.ca. Visit her website for more information at the following address: www.katecarmichael.com.

We invite you to get in touch with Kate Carmichael for any questions or to assist you with your real estate projects in the Quebec City area. Her expertise and knowledge of the market are valuable assets for achieving your real estate aspirations.