Property protection refers to the coverage provided by home insurance that safeguards the physical structure of a property and its contents against damage or loss.
Why does Property Protection Matter in Real Estate?
In Canadian real estate, property protection is a critical part of home insurance policies. It ensures that homeowners can repair or replace their home and belongings if they’re damaged by covered perils.Typically covers:
Fire, water, or storm damage
Theft or vandalism
Accidental damage to fixtures or appliances
Detached structures (e.g., garages or sheds)
Lenders require proof of adequate property protection before approving a mortgage. Coverage limits, deductibles, and exclusions vary by policy and provider. Understanding property protection helps homeowners evaluate their risks, select appropriate insurance, and avoid major out-of-pocket costs after a loss.
Example of Property Protection in Action
A windstorm damages a roof and garage door. The homeowner’s insurance policy covers repairs under property protection.
Land assembly is the process of acquiring and consolidating multiple adjacent parcels of land under one ownership, typically for redevelopment or. more
A joint venture in real estate is a partnership between two or more parties to develop, own, or operate a property or project, sharing risks, costs,. more
Infill development is the process of building new housing, commercial buildings, or amenities on vacant or underutilized land within existing urban areas.. more
Inclusionary zoning is a municipal planning tool that requires or incentivizes developers to include a percentage of affordable housing units in new. more
Impact fees are charges levied by municipalities on new developments to offset the cost of additional public infrastructure and services required by. more
False Creek in Vancouver. / EB Adventure Photography, Shutterstock
The real estate development industry has already gotten the federal foreign buyer ban amended once. Can they do it again?
On July 29, a group of developers published an open letter entitled "Crisis & Revitalization of the Real Estate/Construction Industry in BC" and addressed to Prime Minister Mark Carney, federal Minister of Housing Gregor Robertson, Premier David Eby, BC Minister of Housing Christine Boyle, and former-BC Minister of Housing Ravi Kahlon, who is now Minister of Jobs and Economic Growth.
The focus of the three-page letter is the federal foreign buyer ban, which was introduced via the Prohibition on the Purchase of Residential Property by Non-Canadians Actand came into effect on January 1, 2023. As previously reported by STOREYS, the full extent of the regulations was not revealed by the Government of Canada until December 21, 2022, setting off an industry-wide scramble after many identified the unintended consequences that were likely to occur. Recognizing their mistakes, the federal government made four amendments to the foreign buyer ban on March 27, 2023.
Since that time, the real estate market across Canada has taken a significant downturn. The open letter notes that housing starts in BC have dropped by 50% from March 2024 to March 2025 and that condo/multi-unit starts are down 22%. Numerous development projects have been put on hold and the list of insolvent projects continues to grow, most recently with CURV.
"These trends, if sustained, pose serious risks to long-term housing supply, jobs, and economic stability," the letter states. "Many real estate companies are already facing difficult decisions, from scaling back operations to workforce reductions."
For presale projects, developers are usually required to sell between 60% to 80% of their units in order for their lender to provide construction financing, and they usually have to get to this point by 12 months — 18 months for larger projects, after the Province introduced a new pilot program this year. Because these projects take years to construct, however, a significant amount of presale purchasers are not end-users and are instead investors that may rent out the unit or eventually sell it.
Because of the historic stability of real estate as an asset class, investors big and small have often felt comfortable buying real estate, believing that the value would only go up. That belief has been a significant force in the Vancouver presale market for a long time and resulted in many condo projects getting built.
However, the market downturn has now lasted for over two years, investors have not shown a willingness to come back, and the presale market has slowed down significantly. In 2025, the number of presale project launches has dropped by around 30% and only a single high-rise project with over 100 units has launched this year, as reported by STOREYS last week.
The foreign buyer ban was originally set to end on January 1, 2025, but was extended last year by two years and is now set to end on January 1, 2027. Many in the industry believe the ban does more harm than good, particularly as it relates to new construction. Canada is not the only country with such a ban, but the real estate industry has continued to point out that Canada's ban is much more restrictive because it also extends to presales.
"We draw your attention to a housing program implemented by Australia earlier this year, which restricts foreign ownership of established homes but still allows it for newly constructed homes and pre-sales," the letter states. "This 2025 policy for new homes was designed to maintain the strength of their construction industry. Australia's 2025 housing reforms present a pragmatic, outcomes-focused approach to tackling housing affordability, strengthening the construction sector, and supporting economic growth. Several of the policy tools they have implemented — such as pre-sale guarantees, incentives for modular construction, and strategic restrictions on foreign investment — are directly applicable to high-demand markets like British Columbia."
The letter concludes by calling on all levels of government to reconsider the foreign buyer ban with changes like these.
"Our direct request to government is simply this: the new home construction industry is vital to the BC economy, and the national foreign buyer ban and provincial foreign buyer tax need to be reconsidered, or modified along the lines of the Australia model."
The letter was signed by 25 companies, including developers such as Amacon, Beedie, Bonnis Properties, Cressey Development Group, Intracorp, Mosaic Homes, Polygon, Strand Development, Wesbild, and Westbank. Other industry stakeholders that signed the letter include the Independent Contractors and Businesses Association of BC and planning firm Pooni Group.
The M4 office building located at 108 E 5th Avenue in Vancouver. / Henriquez Partners Architects, LinkedIn
Toronto-based Allied Properties REIT (TSX: AP.UN) has reached an agreement to buy out Vancouver-based real estate developer Westbank from the M4 office building, which the two long-time partners currently co-own, according to a Q2 2025 report published by Allied on July 29.
Completed earlier this year, the M4 office building is located at 108 East 5th Avenue in the Mount Pleasant neighbourhood and is a nine-storey building with 166,800 sq. ft of office space and 38,000 sq. ft of industrial and retail space. Clad in dark glass that creates a black sheen, the building features a unique design with cubic volumes projecting from its facade, breaking from the traditional rectangular form. It is part of the Main Alley sustainable creative economy campus being developed by Westbank. Much of the building is leased, with one notable tenant being animation studio Animal Logic, which was acquired by Netflix in 2022.
The Main Alley campus will consist of five buildings. M1 is the white WeWork building located at 2015 Main Street. M2 is an eight-storey office building located at 114 E 4th Avenue that Westbank sold last year to San Francisco-based Spear Street Capital. M3 is the brown HootSuite building located at 111 E 5th Avenue. M4 is located directly across the street from M3. M5 is a planned 25-storey mass timber rental tower that's set for what is currently the surface parking lot of M1.
M4 is currently held under 110 E 5th Property Inc. and beneficially owned by Westbank and Allied Properties REIT through 2000 Main Holdings Inc. and Allied Main Alley (M4) Limited Partnership, respectively.
According to Allied, it entered into an agreement on July 29 to acquire the remaining 50% interest in M4 for a total purchase price of $89,700,000, bringing its ownership interest to 100%. The transaction is expected to close on September 30, will not involve any cash, and will instead be settled through the repayment of receivables and assumption of the full construction loan, which was secured from a syndicate of Canadian banks.
"Our long-time partner Allied acquired our interest in M4 as part of a pre-existing arrangement," said Westbank in a statement provided to STOREYS. "We're excited to continue working together bring this ambitious development to life and look forward to many more years of collaboration with Allied on Main Alley and other projects."
Allied Properties REIT and Westbank
Deloitte Summit in Vancouver (left) and Toronto House in Toronto (right), both of which are now fully owned by Allied Properties REIT. / Merrick Architecture, Hariri Pontarini Architects
This M4 transaction is the latest chapter in the long relationship between Allied Properties REIT and Westbank, which has spanned well over a decade.
More recently, the flurry of sales Westbank has embarked upon since Spring 2024 has featured many transactions involving Allied. Last March, Allied announced that it had acquired a majority interest in the Deloitte Summit office tower at 400 W Georgia Street in downtown Vancouver and the Toronto House mixed-use tower at 19 Duncan Street in downtown Toronto. Just before the end of the year, Allied then acquired the remaining interests in both projects. All in all, Allied paid a grand total of $394,961,000 for 100% of Deloitte Summit and $271,504,000 for 50% of Toronto House. (Allied already owned a 50% stake in Toronto House.)
According to Allied, it is currently in the process of finalizing a long-term lease for the last remaining office space (63,772 sq. ft) in Deloitte Summit with an "established knowledge-based organization."
Those transactions, alongside this latest transaction for M4, brings the total dollar value of the transactions the two partners have been involved in since last year to $756,165,000, although a significant portion was not settled using cash. In Toronto, the two partners are currently constructing King Toronto, a unique condo project that counts Elton John as a buyer. In Vancouver, Allied also holds a first-ranking mortgage for a credit facility up to $185 million that's registered against Westbank's 150 W Georgia Street project. The loan is accruing interest at 7.00% per annum and matures on December 9, 2025, according to Allied.
Since the beginning of 2024, Westbank has also independently sold The Pendrell to CAPREIT (TSX: CAR.UN), The Zephyr to Crombie REIT (TSX: CRR.UN), and the aforementioned M2 to Spear Street Capital. Westbank and Peterson, another long-running relationship, also sold The Lauren to Starlight Investments and, most recently, the Shangri-La Vancouver to Brookfield.
For Allied, they also completed the sale of the Boardwalk-Revillon Building in Edmonton for $20,000,000 on April 30. On July 25, Allied then sold the heritage office building at 1220 Homer Street in Vancouver for $13,250,000. The property was previously listed for sale by Avison Young.
Allied has also stated its intention to make at least $300 million in additional sales of non-core properties over the remainder of the year, and that it is highly confident it can reach that target.
On Wednesday morning, the Bank of Canada (BoC) announced they are keeping the policy rate steady at 2.75% for their July decision. This follows two consecutive holds from the Bank in April and June. The BoC has delivered a total of 225 basis points (bps) worth of cuts since June 2024 — more than any other global central bank — including half-point cuts in both October and December of last year. But today's decision reflects ongoing caution amid persistent inflation, elevated uncertainty surrounding trade policy, and a still-cooling job market.
In a statement, BoC Governor Tiff Macklem cited the fact that the Consumer Price Index, at 1.9% at last count, is a tick lower than target, but that there continues to be evidence of underlying pressures. He also spoke trade disruptions, but credited the Canadian economy for "showing some resilience so far."
"At this rate decision, there was clear consensus to hold our policy rate unchanged. We also agreed that we need to proceed carefully, with particular attention to the risks and uncertainties facing the Canadian economy," Macklem said. "These include: the extent to which higher US tariffs reduce demand for Canadian exports; how much this spills over into business investment, employment and household spending; how much and how quickly cost increases from tariffs and trade disruptions are passed on to consumer prices; and how inflation expectations evolve."
Leading up to today’s announcement, economists with Canada’s ‘Big Five’ banks were by and large calling for a rate pause, pointing to "easing recession fears" based on recently released business and consumer surveys. "This week’s releases don’t shift the dial for the Bank with July’s rate decision now essentially locked in – the employment report sealed a hold," wrote TD Economist Maria Solovieva in a report from Friday. "The real question now is whether it stays on hold in September and beyond. For now, markets are only pricing in half a cut by year-end."
For their part, TD economists are now predicting a benchmark rate of 2.25% by the third quarter and through to at least the end of 2026. In TD's camp are economists with CIBC — calling for a rate of 2.50% in September and 2.25% by December — and BMO — calling for a rate of 2.25% by October and through to the end of 2025.
Meanwhile, updated forecasts from economists with Scotiabank and RBC indicate that the BoC won't be cutting again in its upcoming three meetings. Economists with Scotiabank have long called for a series of holds through 2025, which would keep the policy rate steady at 2.75% — where it’s been since March and the early days of trade war fears. Further easing won't come until 2026, according to Scotiabank, and then they are forecasting just a 25-basis point cut to 2.50% at some point in the year.
RBC’s forecast has the benchmark interest rate staying at 2.75% — potentially until the end of 2026. “The central bank was already approaching the end of its easing cycle. It opted to pause at the last two policy meetings after an earlier and more aggressive easing cycle over the past year,” said Economist Claire Fan in a June 12 report. “Near term growth has shown resilience and future inflation after the recent upside surprises is still uncertain. Fiscal support is stepping up, and better able to provide timely, targeted, and temporary support needed to address the immediate impact of tariffs.”
Wednesday's statement from Macklem additionally highlights the release of the Bank's July Monetary Policy Report (MPR), which does not present "a conventional forecast for growth and inflation" — as was the case in April — as tariffs continue to be too unpredictable.
"So, we present three scenarios. The first is what we’re calling our current tariff scenario — it presents a view of how growth and inflation would evolve if the trade arrangements currently in place or agreed were to remain. The other two scenarios examine how things could play out if tariffs escalate, or if they de-escalate from where they are now. These three scenarios are designed to capture the uncertainty about US trade policy," he said. "I want to underline that the lack of a conventional forecast does not impede our ability to take monetary policy decisions. But the unusual degree of uncertainty does mean we have to put more weight on the risks, look over a shorter horizon than usual, and be ready to respond to new information."
The next interest rate decision is scheduled for Wednesday, September 17. A full 2025 schedule can be found here.
The percentage of Greater Toronto Hamilton Area (GTHA) landlords offering incentives continued to tick up in the second quarter, nearly doubling the amount offering incentives a year ago. From free months of rent to straight cash, Urbanation's Q2-2025 rental market report finds more and more landlords are getting creative about filling units.
65% of GTHA landlords were offering incentives last quarter, up from 36% in Q2-2024. This follows similar findings from Q1 where the percentage of buildings offering incentives had more than doubled, from 31% in Q1-2024 to 63%.
Across the GTHA, 39% of buildings were offering up to 1.5 months of free rent in Q2 and 24% were offering two months, up from 25% and 4% of buildings a year ago, respectively. On top of that, STOREYS has spoken to landlords and industry experts who say things like furniture store gift cards, complimentary wifi, free car washes, discounted moving services, and free virtual healthcare are all up for offer.
What Rental Incentive Would You Most Like To Receive?
But, not surprisingly, GTHA landlords aren't offering the signing perks out of the goodness of their hearts. In reality, the growing prevalence of incentives is the result of high vacancy rates stemming from lower immigration, a historic increase in rental and condo completions, and low turnover rates.
In the GTHA, vacancy rates jumped from 2.7% to 3.5% year over year in Q2, but the scope of the increase varied depending on region. In Toronto, the vacancy rate increased from 2.7% to 3.2% last quarter, while the 905 Region saw a jump from 2.8% to 4%.
At the same time, more product continues to come online, with Q2 seeing a 77% annual increase in purpose-built rentals reaching occupancy, at 3,156 new units, and the number of condo rentals listed for rent reaching 24,918 units — a 13% year-over-year increase and a new all-time high, topping numbers seen during the "COVID-induced turnover" in 2020, according to Urbanation.
In fact, Q2 saw a record high of 18,119 leases signed, but this still wasn't enough to keep up with supply. As a result, the ratio of leases-to-listings fell to a five-year low of 73% and rents have been on the decline. Last quarter, condo rents fell 4.5% year over year to $3.79 per sq. ft ($2,589 for 683 sq. ft) and, when adjusted for incentives, purpose-built rental rents declined 6.4% from incentive-adjusted Q2-2024 rates to $3.56 per sq. ft ($2,431 for 683 sq. ft).
In terms of unit types, rents for condo studio fell the farthest last quarter, dropping 6.0% annually to $4.87 per sq. ft ($1,920 for 395 sq. ft), followed by one-bedrooms, which fell 4.9% to $3.93 per sq. ft ($2,333 for 594 sq. ft).
“The GTHA rental market continued to face supply challenges from record high condo completions and rising purpose-built rental deliveries. However, strong underlying demand helped to keep market conditions fairly balanced," says Shaun Hildebrand, President of Urbanation. "The decrease in rents over the past year reflect increased competitive pressures and population growth slowing from the 2022-2024 boom. While supply will remain high for the rest of the year, a drop in condo completions starting next year and a lack of growth in rental construction starts should soon lead to higher rents.”
Providing a glimpse into this future scenario are last quarter's construction start numbers. According to Urbanation, there has been little change in the number of starts since the high of 5,307 units in the first half of 2021. In comparison, the first half of 2025 saw 3,446 starts, proceeded by 3,625 in 2024 and 3,355 in 2023. This remains above the 10-year average of 2,819 units.
A rendering of Marine Gateway 2 near Marine Drive Station in Vancouver. / Perkins&Will, PCI Developments
A decade after they completed the Marine Gateway mixed-use hub, Vancouver-based PCI Developments is now ready to move forward with the sequel: Marine Gateway 2.
Located directly adjacent to, and integrated with, the Canada Line SkyTrain's Marine Drive Station, Marine Gateway is bounded by SW Marine Drive on the north, Yukon Street on the east, the Marine Drive Station bus loop on the south, and Cambie Street on the west. The mixed-use complex is home to a 36-storey residential tower, a 27-storey residential tower, and a 14-storey office tower all above 260,000 sq. ft of retail space and public space.
Marine Gateway is now home to a Cineplex, T&T Supermarket, Fitness World, Winners, WeWork, Shoppers Drug Mart, and many others. The project has won awards and is often considered one of the earliest examples of the transit-oriented mixed-use hubs that are now commonplace and the focus of PCI Developments, which is also currently developing mixed-use hubs around Great Northern Way-Emily Carr Station and VCC-Clark Station.
Marine Gateway 2 is set for 8530 Cambie Street, a similarly-sized 5-acre parcel located immediately to the south that's currently occupied by the Docksteader Subaru car dealership and a Volvo Sales & Service Centre. BC Assessment values the property at $68,442,000 in an assessment dated back to July 1, 2024, and the property is held under 8530 Cambie Holdings Corp. PCI Developments acquired the site in 2014 alongside Triovest.
The 8530 Cambie Street site in Vancouver, directly adjacent to Marine Drive Station. / Perkins&Will, PCI Developments
A sketch of Marine Gateway (left) and Marine Gateway 2 (right). / Perkins&Will, PCI Developments
For Marine Gateway 2, PCI Developments is seeking to rezone the site from I-2 (Industrial) to CD-1 (Comprehensive Development) and the proposed project would reach a maximum height of 451.8 ft and have a total floor area of 1,161,538 sq. ft, which translates to a density of 5.33 FSR, according to a copy of the rezoning application provided to STOREYS. PCI Developments submitted the application in late-June, but the application has yet to be published by the City of Vancouver.
The residential component will include twin 43-storey towers, a 10-storey mid-rise building, and a seven-storey mid-rise building. The two high-rise towers will be located on the western side of the site, along the SkyTrain guideway. The seven-storey mid-rise building will be located between the two high-rises, while the 10-storey mid-rise building will make up most of the eastern half of the site. All together, the residential component includes exactly 1,000 rental units, split between 800 market rental units and 200 below-market rental units that would be provided at rates 10% below CMHC's city-wide average rent.
Each of the two 43-storey towers would provide 380 units, while the 10-storey mid-rise building would house 204 units and the seven-storey mid-rise building would house 36 units. The overall suite mix for Marine Gateway 2 is 248 studio units, 395 one-bedroom units, 283 two-bedroom units, and 74 three-bedroom units. The average gross sizes of the units are 406 sq. ft for studio units, 535 sq. ft for one-bedroom units, 729 sq. ft for two-bedroom units, and 1,000 sq. ft for three-bedroom units.
A rendering of Marine Gateway 2 at 8530 Cambie Street from along Cambie Street. / Perkins&Will, PCI Developments
An aerial rendering of Marine Gateway (south) and Marine Gateway 2 (north). / Perkins&Will, PCI Developments
Similar to its predecessor, Marine Gateway 2 would also include a significant non-residential component. Of the 1,161,538 sq. ft of total proposed floor area, 125,841 sq. ft will be retail space and 256,407 sq. ft will be industrial space. The industrial space will include both large-bay units and small-bay units. Notably, some of the industrial space will technically be underground as a result of the topography of the site.
As PCI Developments President Tim Grant told STOREYS in a previous interview, Cambie Street is approximately one storey higher than Yukon Street. From Cambie Street, there will be one level of industrial space below ground and one level above ground. From Yukon Street, however, both levels are above ground. Retail uses are proposed above the industrial component. As a result of this, the entirety of Marine Gateway 2 will appear to be sitting atop a podium.
Additionally, Marine Gateway 2 will also include a large 1.44-acre elevated park. The park will be located atop the industrial space along Cambie Street. In their application, PCI Developments and Perkins&Will, the architect of this project and of many of PCI's other projects, said that the site is one of the last opportunities in the neighbourhood for a park and will also serve as "a buffer from the industrial workhorse at grade to the recreational and residential community above." This park will be open to the public.
A side view of Marine Gateway 2 and the layout and elevations of the industrial and retail space. / Perkins&Will, PCI Developments
A rendering of the elevated park at Marine Gateway 2. / Perkins&Will, PCI Developments
Furthermore, Marine Gateway 2 will include 7,650 sq. ft of childcare space (not including outdoor childcare space) and 2,000 sq. ft of space for a seniors' centre. In terms of parking, a total of 507 vehicle parking spaces and 1,912 bicycle parking stalls will be provided in a single-level underground parkade.
"Marine Gateway 2 proposes a new typology that successfully combines industrial, recreational, and residential uses in a unique and responsive way, creating a new urban model for the wider city," said the applicants in their rezoning application. "It is necessary for us as planners, city makers, and architects to think broader and determine how we can respond to the big issues of our time – the retention of true industrial space, the housing crisis, and environmental sustainability. Our design solution coalesces diverse uses to integrate industrial resiliency, enhance community with privately owned park space, provide livable rental homes, and leverage nearby rapid transit to support growth and foster community in this evolving neighbourhood."
"Building upon the success of Marine Gateway 1, its second phase will create a complete transit community, where people can live, work, and gather," they added. "The site is a gateway to Vancouver and when experienced from the Canada Line is an opportunity for an architectural expression welcoming visitors and citizens to the city and region. This multifaceted context needs to be carefully considered to provide essential industrial and flex commercial space, community recreation, and livable housing all essential for the city’s continued economic vitality."
The applicants note that the existing site and its use as a car dealership employs 55 people and that Marine Gateway 2 could accommodate over 1,500 jobs. The redevelopment would also not result in any renter displacement, as the site currently does not include any residential uses.
The City of Vancouver has yet to publish the rezoning application, but is expected to do so in the coming days.
Sitting pretty just two minutes from the mainland, 6 Taylor Island 26LM is about as close as it gets to having it all.
This island property off Gravenhurst’s shore delivers a curated blend of classic Muskoka charm and contemporary cottage luxury — all without sacrificing a single creature comfort. It’s a rare listing that manages to tick nearly every box: sweeping shoreline, sunset views, a fully renovated main cottage, and a boathouse that doesn’t just meet expectations, but clears them by a mile.
Let’s start at the water’s edge. With more than 300 feet of hard-packed sandy shoreline, the lot offers both shallow beach access and deep water off the dock — a mix that’s ideal for paddleboards, cannonballs, and simply dipping your feet in. A newly built 3-slip boathouse handles toys with ease, while its 1,050 sq. ft rooftop deck (more on this later) takes care of lounging, dining, and next-level dockside entertaining.
Set on over an acre of gently sloping land, the entire property has been extensively landscaped. Newly installed granite steps and pathways create a seamless flow from one outdoor zone to the next, including a volleyball/badminton court, a lakeside barrel sauna, and a fire pit lounge framed by lush perennials.
Everything’s been designed for durability and low-maintenance elegance — the kind of setup that invites long summer days without demanding a full-time caretaker.
Up at the main cottage, things get even better. The nearly 5,000 sq. ft abode has been meticulously renovated and reimagined with laid-back luxury in mind. A soaring great room sets the tone, with 15-foot vaulted pine ceilings and expansive windows that flood the space with natural light. A well-appointed kitchen — complete with built-in coffee and wine bar — makes hosting feel effortless, while the adjoining Muskoka room brings in the breeze with screened vinyl windows, perfect for evenings that stretch late into the season.
With five bedrooms and four bathrooms, the cottage was clearly designed to accommodate a crowd. The primary suite is a standout, offering floor-to-ceiling windows with elevated lake views, a walk-in closet, and a spa-style ensuite. Meanwhile, the walkout lower level adds extra breathing room, thanks to 10-foot ceilings and a separate family room that’s ideal for movie nights.
If that’s not enough space to stretch out, a brand-new two-storey accessory building steps in to fill the gap. Offering more than 1,000 additional square feet, it includes a 625 sq. ft studio that can function as a private gym, home office, guest suite, or creative retreat. Like the rest of the property, it’s ready to go from day one — no to-do list required.
The rooftop deck above the boathouse is hard to beat. At over 1,000 sq. ft, it’s more than just a place to dock and dry off — it’s a bona fide outdoor living room. With enough space for loungers, dining furniture, and sunset views for days, it’s the kind of feature that turns a great property into a Muskoka showstopper.
Whether you’re after quiet weekends or full-family gatherings, this island escape is built to deliver. It’s private, polished, and move-in ready — a rare turnkey package in one of Muskoka’s most desirable corners.
Big news broke this past weekend from First National Financial Corporation — the parent company of First National Financial LP, an originator, underwriter, and servicer of residential and commercial mortgages. Off the top: the firm has announced that they have “agreed to be acquired by Birch Hill Equity Partners and Brookfield, with existing shareholders Stephen Smith and Moray Tawse maintaining minority ownership.”
A press release from First National from Sunday further specifies that the arrangement is “definitive” and that the acquisition will be controlled by a new entity known as Regal Bidco Inc. It adds that Regal will “acquire all of the outstanding common shares of the Company, other than the Rollover Shares, for $48.00 per Share in cash.”
At present, Smith and Tawse hold approximately 37.4% and 34% of the shares of the company respectively, and will unload around two-thirds of those “for cash consideration.” As for the minority ownership piece, it appears that the remaining one-third of those shares will be retained as equity in the newly structured company
“As a result, on closing of the Transaction, Messrs. Smith and Tawse are each expected to maintain an indirect approximate 19% interest in First National, with Birch Hill and Brookfield holding the remaining approximate 62% interest,” the release says. “The Transaction is not subject to any financing condition and is expected to close in the fourth quarter of 2025, subject to obtaining the required shareholder, court and regulatory approvals and the satisfaction of other customary closing conditions.”
In addition, the release says, the purchase price “implies an aggregate total equity value of approximately $2.9 billion, inclusive of the Rollover Shares, and values the Company at a 16.5x price-to-earnings multiple based on the Company’s reported trailing twelve months net income attributable to common shareholders as of March 31, 2025.”
CEO of First National, Jason Ellis, states in the release that, “Birch Hill and Brookfield bring significant expertise in the Canadian financial services industry, and we are excited to partner with them to grow our platform, drive innovation, and deliver for our customers, employees and institutional partners."
Other details of the acquisition include that the Transaction has come as part of a “robust strategic review process led by the Company’s financial advisor, RBC Capital Markets, which included outreach to a broad pool of potential buyers and resulted in multiple acquisition proposals, of which the proposal submitted by the Purchaser offered the highest value to Shareholders.” It also says the all-cash price was around 15.2% and 22.8% to the 30 and 90-trading day volume weighted average trading price, respectively — as of this past July.
Just an hour outside of Toronto, a 66-acre estate — nestled in the rolling hills of Hockley Valley — has just hit the market. And it's a property that has to be seen to be believed.
Located at 3030 Concession Rd 3 in Adjala-Tosorontio, the sprawling acreage is home to a grand 5-bed, 6-bath residence with approximately 11,000 sq. ft of living space.
It sits atop a hill, offering unparalleled views of the surrounding landscape — including sprawling vineyards.
As beautiful as the views are, the inside of the home is equally stunning.
Upon entry you're met with a grand foyer, with light streaming in from dozens of windows, and a beautifully designed gambrel roof. Lofted above is a music hall, specifically designed for optimal acoustics; an ideal backdrop for your hobby play — or a weekend soirée's entertainment.
But that's just the tip of the iceberg. The abode also boasts multiple living areas, stone fireplaces, a kitchen with an oversized island, a gym, airy bedrooms, and a hidden staircase that leads up to a private, third-storey loft.
There's even a suite on the lower level finished with its own kitchen, and an elevator that makes a breeze of moving between floors.
Outside, the amenities don't stop. Moving through the property you'll find a pool, a stone terrace, two kilometres of walking trails, and a tennis court that can be turned into a skating rink in the winter — and that's without mentioning the tobogganing potential of those rolling hills.
Down the way there's also a spacious, blank-space facility that's fitted as a winery, but could be converted for just about any use. (Think: a massive auto showroom, hobby garage, or pop-up dinner venue.) And with plenty of wildlife, including deer and turkey, roaming around the property, the trip over to the winery is a captivating one.
Our Favourite Thing
As much as a property with a music hall and winery might sound like it's designed for adults, this estate doesn't leave the kids wanting either. On site there's a miniature zip-line, as well as a functioning miniature railroad that runs up the side of the driveway. Anyone vying for the title of coolest parent (or grandparent) would easily have it secured at this abode.
The property may be impressive now, but future possibilities are endless. Wine lovers could further develop the winery space, or for any equestrians out there, there's plenty of potential for paddocks and a barn. And with the property being just a short drive from major equestrian hubs like Palgrave, it's a natural fit.
No matter which way the future buyers are leaning, it's hard to go wrong with a property as naturally stunning as this one.