What Is a Side-by-Side Duplex?

A side-by-side duplex is one building split down the middle into two separate homes, each with its own front door, kitchen, living space and usually its own yard. In Saskatoon they're common in neighbourhoods built from the 1970s through the 1990s, and many come with two street addresses, like 634–636 Pendygrasse Road.

This page only shows whole duplexes, where both sides are for sale together on one listing. It leaves out:

• Half duplexes (one side sold on its own). Those are listed as semi-detached homes and show up in our regular house searches.
• Up-and-down duplexes (one unit stacked over the other). Those are really houses with a suite, so you'll find them on our Income Properties page.

On November 11, 2026 there were 5 whole side-by-side duplexes listed in Saskatoon, Warman and Martensville, priced from $435,900 to $615,999, all in Saskatoon.

Whole Duplex vs. Half Duplex vs. Up-and-Down: What's the Difference?

A whole duplex gets you both homes and both incomes; a half duplex gets you one home that shares a wall; an up-and-down is one house with two stacked units.

Listing counts and prices on this page: active MLS® listings of whole side-by-side duplexes in Saskatoon, Warman and Martensville, from this website's live listing feed on November 11, 2026.

Who Buys a Whole Duplex?

Buyers who want the rent to help with the mortgage

Live in one side and rent the other. You get a full house with its own entrance and yard, and your tenant's rent goes toward your payments. It's one of the most popular ways for first-time buyers to get into the market with help.

Families who want to live close, but not too close

Parents on one side and grown kids or grandparents on the other: two kitchens, two front doors, and family right next door.

Parents of university students

Buy a duplex, let your student live in one side and rent the other to classmates. See our Near the U of S page for the best bus routes and areas.

Investors

Two rents on one roof, one property to manage, and two homes on one lot. Many Saskatoon side-by-sides also have a basement suite in each half, which can mean up to four rents.

What Should I Check Before Buying a Duplex?

Look at it as two homes and one business: check each side's condition, the leases, the utilities and how the property is titled.

Is it on one title or two?

Some side-by-sides are on a single land title, and some have already been split so each side has its own title. A split title can make it easier to sell one side later. Ask which it is, and talk to your lawyer before counting on splitting it yourself, since that takes approvals and costs money.

Leases, rents and deposits

If a side is rented, the tenancy usually carries on after you take possession. Ask for copies of the leases, current rents, security deposits and when each lease ends, and make your offer conditional on reviewing them.

Separate utilities and mechanicals

Find out whether each side has its own furnace, water heater, electrical panel and meters. Separate meters mean each tenant can pay their own power and gas.

Basement suites

Many Saskatoon duplexes have a suite in one or both basements. Plenty of them are non-conforming (not legal) suites, which is common and okay, but it's good to know before you buy since it can affect insurance and financing. Ask what's in place, and see our Income Properties page for more on suites.

The middle wall, roof and parking

Check the shared wall for sound and fire separation, look at the roof over both sides, and see where each household parks.

Insurance

You'll need landlord insurance for any side you rent out. Get a quote while your conditions are still open.

How Much Do I Need Down to Buy a Duplex?

It depends mostly on whether you'll live in one side. If you live there, a two-unit home can often be bought with a down payment similar to a single house, and lenders may count part of the other side's rent toward what you qualify for. If it's purely a rental, expect lenders to ask for a bigger down payment, often 20% or more.

Can the rent help me qualify?

Often, yes. Many lenders count some of the rental income when they work out how much you can borrow. How much they count, and how they want it proven (a lease, an appraiser's rent estimate), varies by lender.

Does the appraisal matter more on a duplex?

It can. Whole duplexes sell less often than houses, so there are fewer comparable sales. Keep a financing condition in your offer in case the appraisal comes in low.

We work with Sarah Sloane at Mint Mortgage, who can tell you what's possible for the exact duplex you're looking at. Call or text Jessica at 306.241.6029 or Clayton at 306.341.4401 and we'll connect you before you write an offer. You can also run your numbers with the calculator below or our full mortgage calculator.

Duplex FAQ

Does this page show half duplexes?

No. It only shows whole side-by-side duplexes, where both sides are for sale together on one listing. Half duplexes (one side on its own) are listed as semi-detached homes, and you can find them with our home search.

Why aren't up-and-down duplexes on this page?

An up-and-down duplex has one unit stacked over the other, so it works like a house with a suite. Those are on our Income Properties page with other homes that have two or more kitchens.

How many duplexes are for sale in Saskatoon?

Not many at a time. On November 11, 2026 there were 5 whole side-by-side duplexes listed in Saskatoon, Warman and Martensville, from $435,900 to $615,999. The listings above update automatically.

Can I live in one side and rent the other?

Yes, and it's one of the most common reasons people buy a duplex. Living there usually means a smaller down payment than buying it purely as a rental. See how much you need down above.

What happens to the tenants when I buy?

Existing tenancies usually continue after possession. Get copies of the leases, rents and deposits, and make your offer conditional on reviewing them.

Can I sell one side of a duplex later?

Only if each side has its own title, or you get it split. Ask whether the duplex is already on two titles, and talk to your lawyer before you plan on splitting it.

Which listings show up on this page?

Active MLS® listings in Saskatoon, Warman and Martensville that are listed as duplexes, leaving out any we know are up-and-down duplexes. Once in a while a listing is described differently than it really is, so call or text Jessica at 306.241.6029 if you don't see what you're after.

Can a Realtor help me buy a duplex?

Yes. Clayton McNally and Jessica Hamel of Trusted Realty, Powered by RE/MAX Saskatoon, help duplex buyers review leases and rents, line up financing with rental income, set the right conditions and watch for new listings.