Real Estate Development Insights
What does it take to turn a real estate opportunity into a completed project—and what can go wrong along the way?On Real Estate Development Insights, host Payam Noursalehi draws on two decades in engineering, construction and development management to explore how projects actually get done.Through candid conversations with developers, investors, architects, planners, lenders and construction professionals, we examine the decisions behind development feasibility, financing, approvals, design and construction. Guests share lessons from their projects: the numbers, the trade-offs, the setbacks and what they would do differently.With a focus on Toronto and the Canadian market, we explore mu...
(64) From Architect to Multiplex Developer: Lessons from the Site - Noam Hazan
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What changes when the architect becomes the developer—and takes responsibility for getting the project built?
In this episode, Payam Noursalehi speaks with Noam Hazan, architect and founder of Noam Hazan Design Studio in Toronto. After designing multiplexes for clients, Noam is developing a fourplex and garden suite of his own, taking on the roles of co-owner, architect and general contractor.
Noam shares what the experience has taught him about selecting a site, hiring trades, managing construction and deciding where to save—and where spending more may be w...
(63) Building Small Mid-Rise in Toronto: What Developers Need to Know - Heather Dubbeldam & Derek McCallum
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What should you investigate before turning a Toronto major-street property into a small mid-rise apartment project?
Heather Dubbeldam and Derek McCallum of Dubbeldam Architecture + Design join Payam Noursalehi to discuss what they are learning from small apartment projects moving through design and approvals across Toronto.
The conversation explores how parking, retail space, building height, technical variances, municipal reviews and Hydro servicing interact—and why those details deserve attention early in the project.
We also consider the question facing many property owners: should you pursue a mu...
(62) Toronto Housing Approvals: What’s Changing - Jag Sharma - Deputy City Manager - City of Toronto
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What is changing inside Toronto’s housing approval system—and what will developers actually notice?
Jag Sharma, Deputy City Manager for Development and Growth Services at the City of Toronto, joins Payam Noursalehi to discuss development review, site plan changes, coordination with utilities, and the effort to move housing projects toward occupancy.
The conversation connects City Hall’s reform agenda to the practical concerns of small and mid-sized developers: inconsistent comments, late surprises, connection delays, financing constraints and the risks of taking on a first project.
In this e...
(61) Should You Build a Multiplex? 5 Checks Before You Commit
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Should You Build a Toronto Multiplex? Five Questions to Answer First
I run a construction company, so it may be against my own interest to say this: not every multiplex project should be built.
Toronto’s planning environment has created new opportunities to build fourplexes, sixplexes, garden suites and other forms of small-scale housing. But permission to build more units does not automatically make a property financially feasible.
A zoning permission is an opportunity to investigate. It is not a business case.
In...
(60) Toronto’s 2026 Housing Incentives: What Developers Need to Recalculate
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Toronto has announced residential development-charge reductions of 40% to 60%, backed by $1.5 billion in funding. But the commercial question is not simply how large the headline discount is—it is which projects qualify, how unit type changes the benefit, and whether the new rates materially improve feasibility. In this episode, Payam Noursalehi reviews the permit milestones, the implications for multiplex and apartment projects, the separate purpose-built rental incentive stream, and the questions owners should test before changing a project strategy. Program rules and dates may evolve; review the current City of Toronto materials for project-specific de...
(59) CMHC Financing for Small Mid-Rise Projects - Abtin Nikeghbali - Canada ICI
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CMHC MLI Select may offer compelling financing terms for purpose-built rental development—but “up to 95% loan-to-cost” does not mean every project will receive 95%, or that a developer needs only 5% cash.
In this episode, Payam Noursalehi speaks with Abtin Nikeghbali of Canada ICI about what lenders and CMHC examine when evaluating a small Toronto mid-rise or multi-unit rental project.
The conversation covers:
• Net-worth and liquidity expectations
• Construction and property-management experience
• How lenders assess rents, vacancy and operating assumptions
• The difference between maximum leverage and actual proceeds
•...
(58) Development Charges Explained: The Growth Cost No One Can Ignore
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Development Charges Explained: Why They Rose, What Went Wrong, and What DC Relief Means for Housing
In this episode, Payam discusses development charges (DCs) as one-time fees on new developments intended to fund growth-related municipal infrastructure such as roads, transit, water, parks, libraries, and emergency services, noting the costs are often passed through to end users. He argues DCs became unsustainably front-loaded as market conditions worsened, using the “beer distribution game” to explain how reasonable decisions across the system can create unreasonable outcomes due to timing lags between long-term infrastructure planning and...
(57) Mid-Rise Purpose-Built Rental: Underwriting Rent, Absorption, and Exit Risk - Mathieu Fleury -Leader Lane
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Mid-Rise Purpose-Built Rental - Mathieu Fleury on Leader Lane’s Mid-Rise Mass Timber Rentals, Market Risk, and What Toronto Needs to Build More Housing Payam interviews Mathieu Fleury, partner at Toronto mid-rise developer Leader Lane Development, focused on purpose-built rental, including a nine-storey, 60-unit mass-timber project at 230 Royal York nearing occupancy, plus other Etobicoke projects and partnerships with Windmill, Elm, and the One Planet Living Fund. Fleury recounts his path from Montreal to Cambridge’s real estate finance program, early roles at Loblaw Properties, Great Gulf, Dream Unlimited, and private equity at ForgeStone, wher...
(56) 42 Years of Development Lessons on Building Better Communities - Jake Cohen - Daniels Corporation
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Jake Cohen, president of the Daniels Corporation, shares development lessons from Daniels’ 42-year history as a vertically integrated development and construction company that has delivered over 40,000 homes, including purpose-built rentals, more than 15 seniors residences, and 7,800 affordable housing units, notably through work with Toronto Community Housing in Regent Park. He describes his intentional career path from site labor and pre-delivery inspections to head office roles, emphasizing a culture of craftsmanship and detail. Cohen highlights customer care, service, and warranty as an undervalued function that provides essential feedback for better upfront design, leading to Daniels’ Acce...
(55) How to Unlock More Mid-Rise Housing in Toronto - Richard Witt - BDP Quadrangle
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How to Unlock More Mid-Rise Housing in Toronto - Richard Witt
In this episode of the Real Estate Development Insights Podcast, Richard Witt, Global Head of Housing at BDP Quadrangle, discusses Toronto and the GTA’s housing trajectory, comparing global approaches and emphasizing housing as a commoditized product shaped by culture, human scale, and social interaction. He argues Toronto’s recent decade was distorted by speculation and investor-driven condo product, and says the city needs a broader mix—workforce, student, seniors, family, and end-user housing. Reflecting on Toronto’s 2007–08 midrise guidelines, he explains...
(54) How Institutional Investors Really Look at Development Risk - Jeff Thomas - KingSett Capital
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In this episode, Jeff Thomas, Group Head of Development at KingSett Capital, explains how the Canadian private equity firm invests in Canadian commercial real estate through development, joint ventures, and lending. He describes transitioning from brokerage (co-founding and selling Ashler Urban to Cushman & Wakefield) to development, emphasizing that long-term relationships, trust, transparency, and early delivery of bad news are critical to managing risk across KingSett’s roughly 55 projects with a small internal team. Thomas discusses “premium risk-weighted returns” as achieving strong returns relative to managed, less volatile risk. He details Toronto’s 50 Wilson Heights...
(53) Why Better Buildings Start With Structure, Not Finishes - Stuart Wilson - Alterra Development
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In this episode of the Real Estate Development Insights Podcast, Stuart Wilson, President of Alterra Developments, shares his path from Scotland (quantity surveying and construction management) to Hong Kong civil projects and then Canada, where he joined Alterra about 10 years ago after planning a move into development. He explains that value engineering should focus on structural efficiency rather than cutting visible finishes, arguing that buyers and renters value tactile elements like flooring, kitchens, and fixtures.
Stuart discusses Alterra’s emphasis on integrity, design quality, and “city building,” and contrasts condos—often driven b...
(52) Single-Stair in Canada: What’s Actually Changed and What Still Has to Happen - Conrad Speckert & Jack Keays
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In this episode, Payam interviews building code consultants Conrad and Jack about the push to allow single-stair residential buildings in Canada, especially in Ontario and Toronto. Conrad defines single-stair missing-middle apartments as small 3–6 storey buildings with short corridors and fewer units per floor, contrasting them with typical North American double-stair, long-corridor layouts, and explains how this affects design efficiency and project viability.
Jack says Canada’s long-standing two-exit requirement (codified in 1941) persists despite major improvements in sprinklers, alarms, materials, and firefighting, and argues that single-stair can be made as safe through compe...
(51) Why Development Projects Fail: The 6 Pillars of Success, Part 2
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Lessons Learned: The Development Readiness Framework for Managing Real Estate Risk
Payam, hosts part two of a “lessons learned” series on Real Estate Development Insights, reframing real estate development as risk management requiring timely, effective decision-making. He introduces a six-pillar “development readiness” framework: (1) local market fundamentals—build what you should, not just what you can, considering rents, vacancy, long-term demand for purpose-built rentals, parking policy shifts in Toronto, transit timing risk, product-market fit, and site constraints like utilities, easements, and construction logistics; (2) capital structure and feasibility—projects rise or fall on the p...
(50) Why do some projects fail while others succeed? - The 6 Pillars of Development Success
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(50) The 6 Pillars of Development Readiness - Why some projects fail while others succeed?
In the 50th episode of the Real Estate Development Insights podcast, Payam Noursalehi (president of Dena Project Management) thanks listeners and introduces shorter-format episodes featuring live events, updates, and practical frameworks alongside ongoing expert interviews. He explains the podcast’s core question—why some projects fail while others succeed—and argues that real estate development is fundamentally the business of risk management, where success depends on identifying, pricing, sequencing, and managing risks through effective, disciplined decision-making under u...
(49) Toronto Multiplexes: The Rules, Risks, and Reality - Janna Levit & Samantha Eby
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Architects Jana Levitt (LGA Architectural Partners) and Sam Eby (executive director of the not-for-profit Rehousing) discuss helping “citizen developers” navigate multiplex housing development in Toronto, especially multiplexes. They explain why the process is complex even for professionals, how Rehousing visualizes options and breaks down steps, and why early decisions include renovation/addition vs teardown/new build, costs, financing, assembling consultants, and clarifying personal goals. They distinguish what’s “possible” vs “viable” on a site, share rule-of-thumb lot dimensions for sixplexes, and highlight critical knock-ons like HST rebates, utility upgrades (e.g., transformers), committee of adjustment...
(48) What the CMHC 26-28 Outlook Means for GTA Developers - Jordan Nanowski
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2026-2028 GTA Market Outlook According to CMHC - Jordan Nanowski
00:00 Welcome + CMHC Forecast Episode Setup (2026–2028 Focus)
01:38 Meet Jordan Nanowski: CMHC’s GTA Lead Economist
03:46 What CMHC Economists Actually Do (Forecasting vs. Programs)
04:44 How the Forecast Is Built: Models, Stakeholders & Scenario Risks
07:57 The Big Macro Wildcard: USMCA/Tariffs & Uncertainty Across Canada
13:25 Why the GTA Is Different: Pandemic-Era Perfect Storm
16:00 Condo Supply Glut, Investor Math & The Future of Small Units
20:44 Report Takeaways: Slow Growth, Construction Labor Cycles & ‘Supply Kinks’
27:03 Foreign Buyer Ban & Policy L...
(47) Approved vs. Buildable: The Gap Breaking Toronto’s Affordable Housing Pipeline - Andrea Adams of St. Clare's & Mark Richardson of HousingNowTO
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In this episode of the Real Estate Development Insights podcast, Payam welcomes Andrea Adams and Mark Richardson. Andrea is the Executive Director at St. Clair’s, a Toronto-based charitable organization that operates affordable housing. Mark is the Chief Technology Officer at Rich Analytics and the founder of HousingNowTO.com, a project tracking affordable housing efforts in Toronto. They discuss the current state of affordable housing, practical solutions, and the challenges the sector faces. Topics include the importance of supportive housing, the role of nonprofits, and the need for consistent low-interest financing to drive ne...
(46) Affordable Housing Investment Fund: A Solution to the Housing Gap - Mwarigha M.S. - Wood Green
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In this episode, we dive into the world of affordable housing with Mwarigha, Vice President of Housing Growth Development and Asset Sustainability at Woodgreen Community Services, one of Canada’s leading non-profit organizations. Learn about Mwarigha journey, Woodgreen’s strategies to deliver 5,000 new affordable homes, and their achievements, including the Toronto First National Co-investment Fund project.
We also discuss the significant challenges non-profits face in creating affordable housing, innovative solutions, and the new Affordable Housing Investment Fund. Don’t miss this insightful conversation on future-proofing housing and making a social impact.
Chal...(45) How To Think About Risk, Leverage, And Timing In Real Estate Development - Mazyar Mortazavi - TAS Impact
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In this insightful episode, Payam sit down with Mazyar Mortazavi, the President and CEO of TAS, a Toronto-based real estate company. Mazyar shares his inspiring journey from immigrating to Canada to working in real estate development and asset management. They delve into the core principles and lessons learned from scaling a real estate business, the importance of financial discipline, risk, leverage and timing. Mazyar also discusses the paradigm shift currently impacting the real estate market, highlighting its challenges and the potential for innovation and community-centric approaches. Moreover, they touch on the importance of...
(44) What 30,000+ Renter Surveys Tell Us About Balconies, Parking, Layouts, etc. - Data for your next rental - Sarah Segal - SimplyDBS
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In this episode, Sarah Segal, CEO of Simply DBS, delves deep into the world of real estate analytics and what it means to be a data-driven landlord. Sarah shares her extensive background in commercial real estate and offers insights on how data can enhance decision-making across housing, office, retail, and industrial spaces. The discussion covers various aspects, from the importance of predictive analytics and community building to the impact of AI and technology on property management. Learn about the significance of tenant data, trending preferences in housing layouts, and the critical role of...
(43) Modern Methods of Construction & Canada’s First 3D Printed Building - Amy Vilis, Leigh Newman, Stephan Mansour
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In this episode of the Real Estate Development Insights podcast, host Payam Noursalehi dives into the fascinating world of digitization, new-age technologies, and construction innovation in real estate development. Joined by three esteemed guests—Amy Villis, Leigh Newman, and Stephan Mansour—the discussion explores the potential of 3D printing, AI, and other digital solutions in transforming the housing industry. Amy, Director of Housing Growth Innovation at Digital, provides an overview of her organization's mission and the projects they're investing in. Leigh, CEO of Print, shares insights on the challenges and successes in adopting 3D pr...
(42) All about Multiplex Housing: Data from 452 Multiplex Building Permits - Daniel Kolominsky - Senior Planner at City of Toronto
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In this episode of the Real Estate Development Insights podcast, host Payam speaks with Daniel Kolominsky, Senior Planner with the City of Toronto. Together, they explore the City’s Multiplex Monitoring Report, unpack the development review process, and examine how new regulations are shaping multiplex housing across Toronto. The conversation sheds light on the drivers behind permit activity, approval timelines, construction costs, and emerging trends that will influence the next phase of urban planning. Tune in for a data-driven discussion on how Toronto is working to expand housing options and support more accessible, di...
(41) Industry Outlook; 2026 & Beyond - Peter Norman - Altus Group
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In this episode of the Real Estate Development Insights podcast, our host Payam sits down with Peter Norman, Vice President and Chief Economist at Altus Group. Together, they explore a wide range of topics critical to the real estate development industry, from shifting demographic demands and historical market data to current trends impacting the commercial real estate industry outlook. They dive deep into the importance of affordability, macroeconomic considerations, infrastructure finance, and the role of government initiatives in housing development. This comprehensive discussion provides invaluable insight for developers, investors, and professionals navigating the...
(40) Why Four- and Five-Storey Rentals Are So Hard to Make Work - Chris Spoke - Toronto Standard
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In this episode of the Real Estate Development Insights podcast, Payam speaks with Chris Spoke, partner at Toronto Standard, a firm specializing in midrise rental infill in Toronto. The episode dives into Chris’s unconventional journey from a digital background to a real estate developer, his advocacy for midrise projects, the challenges and opportunities in this sector, and the importance of long-term ownership. They also discuss intriguing topics, including policy improvements, the benefits of midrise construction, and a unique approach to sourcing project sites. This episode is a must-listen for anyone interested in re...
(39) Ontario’s Permitting Problem: 440 Municipalities, No Shared System - Arash Shahi - Landlogic
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In this episode of the Real Estate Development Insights podcast, Payam speaks with Arash Shahi, PhD, P Eng, PMP, and CEO of Land Logic, about Real Estate Innovation. Arash shares his impressive journey in the real estate sector, spanning over 20 years, and discusses his pivotal role in innovations such as the ACO Innovation Lab and One Ontario. The conversation explores the challenges and opportunities of digitizing the Ontario Building Code, the need for standardized data exchange in real estate, and the future impact of AI on the industry. They further discuss how municipalities...
(38) Financing Purpose-Built Rentals - Max Goyzman - Peakhill Capital
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In this episode, Max Goyzman, Vice President of Financing at Peakhill Capital, delves into the intricacies of Financing Purpose-Built Rentals and commercial real estate lending, with a specific focus on the apartment sector. Max discusses Peakhill Capital’s financing strategies, CMHC-insured loans, and bridge financing. The conversation aims to provide listeners, especially those looking to finance their first apartment or unit rental build project, with a comprehensive roadmap to navigate the process. Topics covered include construction cost estimates, the financing process, CMHC requirements, interest rate impacts, project size considerations, and the importance of al...
(37) Toronto Green Standard, Geothermal, District Energy; tools to decarbonize the built environment - David McMillan, John Rathbone, Ben Gilbank
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In this episode, we discuss the Decarbonizing The Built Environment and the future of green building practices with three experts: David McMillan, from the City of Toronto; Ben Gilbank, Founder and CEO of Alt Crest Energy; and John Rathbone, CEO and Co-Founder of Rothco EMG.
This episode delves into Toronto’s ambitious goal to achieve net-zero emissions by 2040, addressing the roles played by regulations, renewable energy systems like geothermal and air source heat pumps, district energy solutions, and the challenges and opportunities in transitioning to sustainable infrastructure. Gain insights int...
(36) Condos, Rentals, & Market Trends - Insights from Ben Myers - Bullpen Consulting
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Join us as I sit down with Ben Myers, President of Bullpen Research & Consulting, for a deep dive into the real estate market, condos, rentals, and market studies. Ben shares his journey into the real estate industry, the challenges faced by the market, and expert insights into condo and rental market trends. We discuss the impact of economic conditions, the role of government policies, and the future of real estate in the Greater Toronto Area. Tune in to understand the intricacies of development, market analysis, and the importance of data-driven decisions in real...
(35) Mid-Rise Manual - A guide to making better cities for the future - Robert Eisenberg of York Heritage Properties - Kelly Graham of SVN Architects - Conrad Speckert of LGA Architectural Partners
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Join us as we dive deep into urban development with a special focus on mid-rise housing. Our host welcomes a panel of experts, including Bobby Eisenberg, a partner at York Heritage Properties, Kelly from SVN Architects and Planners, and Conrad, an intern architect at LGA Architectural Partners. The discussion revolves around the importance of mid-rise housing, the hurdles in policy, approvals, and the impact on city infrastructure. Learn about the Environmental Defense Fund's efforts, the benefits of mid-rise buildings, and the critical need for systemic change to address urban sprawl, planning constraints, and...
(34) The Risks of Scaling a Development Pipeline - Sherry Larjani - Spotlight Development
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The Canadian housing market faces significant challenges, from affordability crises to zoning restrictions that slow new development. Yet leaders like Sherry Larjani, founder and president of Spotlight Development Inc., are reshaping how we think about housing.
Spotlight on Inclusivity
Spotlight Development specializes in high-density residential and mixed-use projects designed to meet diverse community needs. Its flagship initiative, The Inclusive, blends affordable condominiums with wraparound services such as childcare, medical facilities, food assistance, and vocational training.
Why Inclusive Ho...
(33) 4-Plex to Mid-Rise: Best Development Opportunities in the GTA - Blair Scorgie - Scorgie Planning
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Join us in this informative episode where we sit down with Blair Scorgie, an accomplished Registered Professional Planner and urban designer based in Toronto. With over 17 years of experience spanning public policy, secondary plans, mid-rise housing, and development approvals, Blair brings a deep and practical understanding of Toronto’s complex planning environment.
In this conversation, we focus on a central question facing many new and aspiring developers today:
What is the best type of development project to pursue in Toronto right now—and why?
Blair walks us through the...
(32) What Long-Term Developers Do Differently in Uncertain Markets - Justin Aykler - Grid Development
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Join us in this engaging episode where we welcome Justin Aykler from Grid Developments and Aykler Real Estate. With over 20 years of experience in the real estate and development industry, Justin shares his journey from starting after his MBA to becoming a key player in his family business. We delve into the multifaceted aspects of real estate, from development cycles and market trends to dealing with financial challenges and leveraging family wisdom passed down across three generations. Justin provides valuable advice on navigating current market crises, the importance of thoughtful design tailored to...
(31) Construction Costs, Red Tape, and Housing Crisis - A Candid Conversation with Marlon Bray
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In this episode of Real Estate Development Insights, we explore a topic at the heart of every development conversation today: construction costs. Our guest, Marlon Bray, is a seasoned industry expert who recently transitioned from cost consulting into a more hands-on construction management role. With decades of experience in pricing, budgeting, and project execution, Marlon offers a candid and insightful look at the evolving landscape of construction costs in Canada.
We’ve all heard the headlines—construction costs are falling. But is that good news? Not exactly. As Marlon expla...
(30) When a Stalled Condo Project Can Be Saved by Pivoting to Rental - Imprint Development
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In this episode of the Real Estate Development Insights podcast, we sit down with Brendan Whitsitt to explore the evolving landscape of purpose-built rental housing (PBR). With a career that spans architecture, private development, and large institutional platforms like Tricon Residential, Brendan brings a nuanced perspective on what it takes to make rental projects work in today’s environment.
We dive into the differences between condo and rental development models, the critical importance of systems and incentives, and why execution—rather than entitlement—has become the main driver...
(29) Beyond Density: Building Mid-Rises for Community and Connection - Jaegap Chung - Studio JCI
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In this episode, Join Payam and esteemed architect Jaegap Chung as they delve into the complexities and future of urban housing design. Jaegap, a first-generation immigrant and seasoned architect focusing on housing solutions, shares insights on creating livable and sustainable mid-rise buildings in Toronto. The conversation navigates through the evolution of housing trends, the quality of city design, public and private realms, and the importance of creating functional living spaces. Discover the challenges and solutions related to urban housing, including the benefits of mid-rise buildings, the importance of public transportation, and how prefabrication...
(28) How To Raise Capital For Real Estate Development? - David Roff - Cranson Capital
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In this episode, we sit down with David Roff, Vice President of Business Development at Cranson Capital, to discuss all things related to raising equity for residential real estate development. David explains the intricate differences between equity and debt in the context of real estate projects, covering various forms of financing such as construction loans, bridge loans, and mezzanine loans. He emphasizes the importance of working with experienced developers due to the complex nature of high-stakes projects. David walks us through the detailed multi-step process that Cranson Capital follows for evaluating projects, the...
(27) Prefabrication, Mass Timber, and Sustainable Construction - Matt Bolen from McCallum Sather
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In this episode of the Real Estate Development Insights Podcast, we welcome architect Matt Bolen, who has been a pioneering force in the field of prefabrication & mass timber construction. Matt discusses his extensive experience and passion for innovative building technologies, focusing on sustainable design and prefabricated methods. We delve into the definition of sustainability, the challenges of incorporating mass timber, and the potential of prefabrication in modern construction. Additionally, Matt shares insightful thoughts about the benefits of single stair exits in mid-rise buildings and the importance of focusing on the ultimate goal of c...
(26) What the Numbers Say About the Future of Toronto’s Skyline - Edward Skira & Ash Navabi
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In this episode of the Real Estate Development Insights podcast, Edward Skira and Ash Navabi from Urban Toronto discuss the comprehensive data and trends in the Greater Toronto Area (GTA) real estate market. The episode delves into the founding of Urban Toronto, the types of data they track, and the significant impact of policies on development. The conversation highlights current market trends, approval processes, the shift from condo to rental developments, and the surprising complexities of urban planning and policy implementation. Listeners are also guided on effectively using the Urban Toronto platform for...
(25) Landlord to Real Estate Developer - Mike Zavershnik - 17A Properties
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In this episode, Payam hosts Mike, a seasoned entrepreneur who has made the shift from a landlord to a real estate developer. Mike shares his experiences, challenges, and learnings, from starting a tech-incubator company that didn't survive the dot-com burst to build a successful real estate portfolio with 300+ units. They dive deep into the importance of relationships, the misconceptions about developers, and the complexities of being a landlord. The conversation also tackles the pressing issues in the housing crisis, the political and regulatory landscape, and the critical need for policy reforms. Tune in...
