Dean Gelber

At Bradbourne, we source all kinds of properties on behalf of our clients from Georgian manor houses to modern penthouses. Deciding on the style of home that's right for you is a key step in the property sourcing journey. Over the next few months, we will be breaking down all of the most popular architectural styles and discussing the merits of each one. To kick off this series, we're starting with modern minimalism - one of our favourite styles. While period properties have long been popular amongst our clients, we’re seeing an increasing number of people interested in exploring modern architecture. The 1990s saw modernism rejected, but today modernist architecture has risen in popularity once again; and this, alongside people’s desire to live in a more sustainable, environmentally-friendly way, has led, in part, to a drive towards modern minimalist style. The form and shape of these homes consider the importance of sunlight and shade (in addition to how the rooms within might be used), and homes can now be built as sealed units to minimise heat loss, with heat exchangers to provide warmth and fresh air. Solar panels are often fitted in new homes, and open plan interiors can also be designed without the problems of draughts. Timber cladding and exposed steelwork are common features as are large expanses of glass, which, thanks to new double and triple glazing technology, can be fitted whilst maintaining thermal efficiency. The benefits of modern architecture don’t just extend to eco credentials though. From fabulously clean lines and interesting use of materials to homes which meld seamlessly into natural environments, modern homes are often both architecturally original and visually striking. To find out more about how we can assist you in finding your perfect modern home, get in touch with us today! #BradbourneProperty #Architecture #Modern #ArchitectureStyle #BuyingAgent #TrustedAdvisors #OffMarket #PrimeMarket #PropertySearch #PropertyBuying #PropertyMarket #PropertyFinder #PropertySearchAgent #Expertise #BradbournePropertyFinders

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Family Oriented Rentals Urban apartment buildings are dominated by one bedroom and bachelor units. At a high level, this is because the housing industry as a whole – government regulations, municipal planning, investors, and developers alike – has selected for dense buildings with small units. Specifically, it is a result of the challenges associated with financing purpose built rental buildings. Simply put, smaller units get higher rent per square foot than larger units. So while its is cheaper to build large three bedrooms units instead of multiple bachelor units, on similar floor plate, it's NOT more expensive relative to the extra rent you receive. The higher the rents, the higher your long term financing, the bigger the construction loan, and finally, the key point – the less equity required to develop. It’s very expensive to own a single family home in the GTA. By focusing on building family oriented purpose built rental, more people can stay in the city without leaving for the suburbs. With the current over supply of small condo units, we believe strongly in the need for larger rental units. Here are two projects we're excited to bring to market: 1. 1925 Victoria Park -  https://1925vicpark.com 2. 2110 Keele Street - https://2110keele.com/ -------- https://lnkd.in/gDRXKRp4

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When writing out my goals I focus on macro concepts vs. detailed specifics. For example, - X amount of transactions. - BOV a certain dollar amount of BOVs (although be careful on putting a ceiling on something). - 24 to 48 hour turn arounds on proposals. - Write offers in 24 hours or sooner, underwrite deals same day. - Approve or decline lease applications within 24 hours. - Maintenance requests completed within 2 days. *Focus on assets with Sellers with a reason and motivation to transact. *Work with clients that I’m compatible with. I also set personal, family, investment, and travel goals. I’ve found that when I make too specific & hyper detailed goals like make 100 calls per day, the quality decreases vs. a focus on who I’m calling on. How do you goal set?

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The best leadership advice I ever received: “Remain patient, but not tolerant.” Becoming a new manager was WAY harder than I expected. I wanted my employees to excel and succeed. However, it felt like they didn’t try and weren’t accountable. I was constantly frustrated, upset, stressed, and defeated. But I kept giving people CHANCES. I believed: If I gave people opportunities, they would rise to the occasion. In time, I learned I had it backwards: I needed to offer fewer chances. Yet, be more patient and hands-on during those chances. My mentor, Chandran Fernando, advised me on this. His words provided me with a new perspective on my leadership philosophy. + Set expectations clearly. + Guide them patiently. + Evaluate quickly. These concepts reduced my frustration by helping me focus on specific outcomes more quickly, allowing us to course correct or move on as needed. Leadership is never just about you—it's about adapting to different needs and perspectives. What’s the best advice you ever received?

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Why Invest in Multiplexes in Vancouver in 2025? Multiplex properties are a smart choice for investors looking to maximize returns in Vancouver's competitive market. Here's why:⁠ ⁠ 1. Strong Rental Demand: With Vancouver's population growth, well-located multiplexes offer consistent rental income.⁠ ⁠ 2. Build Wealth Over Time: Multiplexes allow you to generate multiple income streams from one property, helping you build equity faster.⁠ ⁠ 3. Flexible Living Options: Live in one unit while renting out the others, or rent them all for a solid return on investment.⁠ ⁠ 4. Future Growth Potential: Vancouver's zoning updates and densification goals may make multiplexes even more valuable in years to come.⁠ ⁠ Ready to explore the opportunities? Message our team today.⁠ ⁠ ⁠ #VancouverRealEstate #RealEstateInvestment #MultiplexInvesting #YVRRealtor #LightwellDevelopments

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It’s #TorontoRealEstateForum time of year again. The ever entertaining and informative Benjamin Tal delivered the 2024 Economic Update and spilled the “T” (taxes, tariffs and Trump). The major takeaways were: - Canada is in a Per Capita GDP recession, with decreases in the last 6 consecutive quarters - Canada’s housing crisis is a failure of planning of the Federal government - Asking rents in the apartment space have peaked and are abating -Shelter inflation has accounted for 30% of CPI and Canada is 1 of 2 countries in the world that include mortgage interest in shelter inflation calculation (the other is the economic super power of Iceland) - The US economy has been sustained by a stockpile of $2 Trillion in savings from COVID and this is running out. - As the terms on high interest GICs expire, a significant store of capital will be looking for deployment in more traditional investment vehicles (real estate, equities, etc.) - Commercial and Industrial loan growth in the US has been near 0% over 2024, hunting at undercurrents of weakness in the US economy. - the threat to tariffs is likely hollow. If they are implemented it is likely that a portion of their impact is offset but fluctuations of the currency market - further rate cuts by the bank of Canada are warranted to offset the flagging economy. Overall, Tal framed 2025 as unclear at the moment. The impact of Trump, ongoing geopolitical events and a potential change in Canadian government, among other things, have the potential to shape the market next year. #Colliers #ColliersAppraisal #CanadianCRE #Appraisal

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Islington homeowner, sometimes it is the BUYER who accepts to purchase your property! 😯 How?! 📝 It is called a 'Counter Offer'. 🏡 Let's say your beautiful Georgian terraced house is marketed by me for Offers Over £1,500,000. 💰 Today, a qualified buyer submitted an offer of £1,500,000. 📊 Your property should trade for more than that based on the current market and comparable properties, and as advertised: 'offers over'. 💷 Taking into account my advice, you decide to give the buyer a 'Counter Offer' of £1,520,000. This shows the buyer we are serious in achieving a deal. ✅️ The buyer then ACCEPTS your counter offer. This is how and when it is the buyer who accepts an offer to purchase your property - always on a Subject to Contract (STC) basis. #LittorinMeansLondon - learn how to buy and sell an Islington, London home. 💜 #Islington #EstateAgent

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Finally, some common sense! Burnaby’s decision to ease up on its affordable rental requirements could be a game-changer for areas like Edmonds. The previous rule that forced developers to set aside 20% of units as affordable rentals made many projects unfeasible. Instead of boosting housing supply, it actually slowed things down, keeping much-needed new homes out of reach and pushing up prices on both rental and for-sale units. The new approach, dropping the requirement to 15% and adjusting affordability expectations, although not perfect , strikes a better balance. This way, developers are more likely to move forward, adding supply to the market, which ultimately helps ease the pressure on both renters and buyers. Still, the requirement needs to be removed—additional supply is the only way to address affordability. #CommonSenseHousing #BurnabyDevelopment #HousingAffordability #IncreaseSupply #MoreHousing #AffordableLiving #RealEstateReform #EdmondsGrowth #SupplyAndDemand #cre #commercialrealestate #landdevelopment #urbandevelopment #rlpcommercial #royallepagecommercial #royallepage #Burnaby https://lnkd.in/g3XYZS7f

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Why I Advised My Clients to HOLD OFF on Real Estate Investments Right Now Lately, I’ve been facing some tough conversations with my clients. At the beginning of the year, a long-time client came to me with a clear goal: "We're investors, we have some money available and want to buy some good investment properties. Send us our options." I did my due diligence and sent them a handful of properties. But NONE of them cash flowed. My honest advice to them was: "Don't buy these right now. It just doesn't make sense in the current market". I suggested they wait on the sidelines and see how things unfold. Now, they’re PISSED. I've known these guys for 20 years, and I understand their disappointment. But the truth is, I just don’t believe in the Toronto/Pickering real estate market at the moment. If you had asked me five years ago, I would have said, "Yes, buy this, do that, invest here." The proof is in my videos from back then. But today, I’m standing firm on the sidelines, saying: "I don’t think this is a great idea right now." The market is unpredictable, and sometimes, the best move is to wait and see. Is anyone else taking a cautious approach to the market these days? #TorontoRealEstate #Investing #MarketOutlook #RealEstate

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How To Finance A Multiplex Development in Vancouver You have a plan. Now you need the money to buy the property and build your multiplex. What resources do you need to raise the capital? As a developer you need debt and equity to develop a multiplex. Debt can come from banks, credit unions and private lenders. Lenders will require guarantees but also… 1. An experienced team The more experience in construction, development and business you have the better. 2. Enough networth and liquidity to make the lender comfortable I know developers with nine figure net worth who can’t get financing because they lack liquidity. Lenders need to know the guarantors can access cash to fix problems. 3. A proforma showing healthy ratios and returns. Lenders typically like to see a profit to cost ratio of 15%. The higher the better. 4. A property appraisal. We use LW property advisors. Currently we are seeing term sheets from banks and credit unions providing up to 75% loan to cost. Private lenders can provide loan to cost in some cases up to 85%. Lenders like multiplex loans as they are relatively small. Multiplex loans range from $2.5 million to $10 million depending on project size, location and cost. The loan structure is split between the property purchase loan and the construction loan. To receive the construction loan all the equity has to be raised and available. The equity is placed against the property purchase. The construction draws provide the capital needed to complete the project. A quantity surveyor reviews each draw package. Interest reserves are included in the financing package but it’s a fixed amount. The developer will have to fund any overages. Developers who were caught with the interest rate increases had to fund the overages. One of the reasons lenders look for liquidity in the development group. Hopefully rates continue to decline in the future. Where to raise equity? If you have all the equity, congratulations you are on your way. At Lightwell we have 7 projects in development so we raise equity. Equity comes from friends, family, and investors in your network. I know developers who raise through social media advertising and institutionally. Raising capital is a full time job so be prepared to speak with hundreds of people. Who do you need on your team? An experienced mortgage broker I have a lot of experience raising debt from banks but I prefer to use a broker. Lending markets are in constant flux. I like the saying, “your back office is someone’s front office.” Delegate to the experts. You will need your free time to raise capital. An experienced securities lawyer. We use GP/LP structures. A lawyer is needed to form these. You also need to understand securities regulations. A Graphic Designer You will need an investor presentation. It should look professional and be informative. #multifamily #multifamilydevelopment #realestate #realestatedevelopment

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Incredible Hamilton, ON Investment Opportunity #HamOnt Purpose Built Triplex - 2 out 3 units NO Rent Control! Introducing an exceptional opportunity at 38 Viewpoint Ave, a purpose-built legal triplex located in one of the most desirable neighborhoods in Hamilton, ON. This high-caliber property offers the highest level of finished units designed to secure top market rents. Each unit features separate mechanicals and is individually metered, ensuring tenants pay their own utilities. With two of the three units being brand new, this property allows the owner to raise rents without rent control restrictions. The attention to detail in construction is evident, from the use of low-maintenance materials to all-new electrical and plumbing systems. The property also boasts a new roof, windows, and asphalt, leaving nothing for the owner to do but rent and enjoy a long-term, cash-flowing investment. Situated within walking distance to Juravinski Hospital and the vibrant Concession shopping district, this location offers excellent access to the Sherman Cut and other key amenities. Hamilton has been recognized as one of the top cities to invest in due to its evolving landscape, attracting young professionals and families alike. This dynamic city is known for its blend of urban amenities and natural beauty, making it a sought-after place to live and invest. Whether you're looking for a turn-key investment, a multi-generational living solution, or the perfect setup to live in one unit while renting out the others, 38 Viewpoint Ave delivers. Each spacious unit is designed for comfortable living, far exceeding the size of typical new condos. #INVESTMENT https://lnkd.in/gYhvTArb

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Toronto’s 2024 real estate market was a rollercoaster. Sales plummeted, leaving developers and sellers scrambling, while buyers held off, waiting for better deals. Condo sales hit historic lows, and house listings surged, revealing an affordability crisis rather than a true housing shortage. Buyers gained the upper hand, with some sellers taking significant losses. Real estate agency Wahi highlighted trends, revealing the most underbid areas: • Eastlake, Oakville (frequent underbidding) • Lakeview, Mississauga (-11% in January) • Huttonville, Brampton (-11% in June). The year’s most affordable neighborhoods (based on median sale price) included: • The Elms, Etobicoke ($499,500) • Queen Street Corridor, Brampton ($528,500) • Flemingdon Park, Toronto ($535,000) • Thorncliffe Park, Toronto ($544,500) • Bermondsey, North York ($575,000). Condo-heavy areas remained cheaper, while pricier detached-home neighborhoods saw more significant underbidding. With interest rates easing, market activity picked up in late fall, and realtors are cautiously optimistic for 2025. Call me today for a free consultation! Let’s make your dream a reality for the New Year! #theaarealtygroupinc #yourhomesoldguaranteedorillbuyit #freeconsultation #aarealty #theaarealtygroup #2024realestatemarket

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🎯 Your Real Estate Breakthrough Starts with OREIO! 🎯 🏡 Dream big. Invest smart. Succeed together. Whether you’re just starting out or scaling your empire, the Ottawa Real Estate Investors Organization (OREIO) is where savvy investors connect, learn, and grow! 🔥 What’s in it for YOU? 🤝 Next-Level Networking: Meet your future partners, mentors, and collaborators. 🎙️ Expert Insights: Learn winning strategies from real estate pros and industry leaders. 📈 Investor Tools & Trends: Stay ahead of the game with cutting-edge knowledge. 🌟 Inspiring Community: Be part of a movement that’s turning dreams into achievements. 💥 Stop waiting for the right opportunity—create it with OREIO! 👉 Register now and invest in your future! Link Here #OREIORocks #OttawaRealEstateInvesting #RealEstateGoals #NetworkWithWinners #BuildYourLegacy #RealEstateSuccess #LevelUpWithOREIO #InvestorsUnite #OttawaEvents #ottawanetworking

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📢 August 2024 GTA Housing Market Report The Greater Toronto Area real estate market experienced a 5.3% decrease in home sales compared to August 2023, with 4,975 properties sold. Meanwhile, new listings edged up by 1.5%, with 12,547 homes hitting the market. The average selling price also dipped by 0.8% year-over-year, now sitting at $1,074,425. Looking ahead, the Bank of Canada's rate cut on September 4 is anticipated to improve affordability, particularly for first-time buyers with variable-rate mortgages. As rates trend lower through 2024 and into 2025, demand is expected to rise, especially in the condo sector. However, ample supply means moderate price growth during the initial stages of recovery. Curious about what this means for your real estate goals in Midtown Toronto? Contact me today to discuss your options! 📧: sophia@homeswithsophia.com 📞: 416-895-4466 #GTARealEstate #HousingMarket #TorontoRealEstate #FirstTimeBuyers #RealEstateUpdate #MortgageTrends #HomesWithSophiaRealty

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