Series A612 — 695 sf
A · Studio
Market rent
$2,400 — $2,750
Cap rate
5.4%
Tightest sub-segment in Lower Lonsdale; 0.8% vacancy YTD.
Investor relations · The Westwind · NG-04
Pre-completion pricing,
post-completion conviction.
The Westwind is priced 12% below comparable resale within four blocks. We have three delivered projects of the same scale; this is the underwriting we’re willing to share with you.
Project NG-04Section 01Market data · 2026
$1,475
$/sq ft starting
0.8%
Sub-market vacancy
5.1%
Avg cap on B-series
14%
Y3 appreciation est.
Project NG-04Section 02Track record · four projects
We’ve delivered three.
Westwind is the fourth.
Sales velocity, pre-closing assignment volume, and post-closing appreciation across our delivered portfolio. Source: REBGV, MLS owner-occupied resales, our own assignment ledger.
| Project · vintage | Units | Sales velocity | Y3 appr. | Pre-close assigns |
|---|---|---|---|---|
| Cates Park (NG-01) 2022 | 12 townhomes | Sold out at reservation | +34% | 8% assigned pre-closing |
| Lonsdale Atelier (NG-02) 2023 | 84 residences | 96% sold within 7 mo | +18% to date | 11% assigned pre-closing |
| Quarry House (NG-03) 2025 | 48 residences | 100% sold pre-completion | Y3 pending | 9% assigned pre-closing |
| The Westwind (NG-04) 2028 target | 162 residences | 53% reserved · in market | Underwriting at 14% | Projected 8 — 12% |
Project NG-04Section 03Rental economics by plan series
Series B880 — 1,040 sf
B · 1 Bed
Market rent
$3,100 — $3,650
Cap rate
5.1%
Strongest absolute rent; corner units rent at +12%.
Series C1,360 — 1,540 sf
C · 2 Bed
Market rent
$4,500 — $5,400
Cap rate
4.7%
Family + executive demand; expect 30 — 60 day TOM.
Series D1,940 — 2,150 sf
D · 3 Bed
Market rent
$6,200 — $7,800
Cap rate
4.3%
Owner-occupied bias; rentals may exceed 90-day TOM.
Project NG-04Section 04Investor structuring options
01 / Structure
LLC / corporate ownership
Reservations accepted in LLC, BC numbered company, or family trust. We coordinate with your counsel on disclosure compliance.
02 / Structure
1031 / Section 44 exchange
We’ve facilitated 1031 (US) and Section 44 (Canada) exchanges on prior projects. Engage your QI before reservation — timing-sensitive.
03 / Structure
Bulk reservations
Investors reserving 4+ residences receive 3% off list, locked finishes pricing, and a coordinated closing schedule. Assignment rights preserved.
04 / Structure
Foreign-buyer compliance
BC Foreign Buyer Tax + 20% Provincial Property Transfer Tax surcharge applies. We provide the full disclosure package and tax-counsel referrals.
Project NG-04Section 05Investor questions
Q · 01
Can I assign my residence pre-completion?
Yes, with developer approval. ~9 — 11% of buyers in NG-02 and NG-03 assigned pre-closing — typically at 4 — 7% premium. We provide the assignment template + facilitate buyer introductions.
Q · 02
What's your underwriting on appreciation?
We model 10 — 14% Y3 appreciation conservatively (REBGV historical for Lower Lonsdale: 16 — 22%). Pricing on Westwind is set at 12% below comparable resale — buying-in below the curve.
Q · 03
Property management options?
Northgate has a partnership with North Shore Living, our preferred PM — 6.5% of gross + leasing fee. Investors are free to use any qualified PM; we provide turnover schedules and resident-friendly operating standards.
Q · 04
How does pre-construction financing work?
Reservations require deposit only; mortgage approval at contract conversion (60 days for T-02, 90 for T-03). Banks recognize Northgate’s track record — RBC, BMO, Scotia all have purpose-built pre-construction products.
06 / Investor desk · direct line
