Why New Build Investing Might Not Be the Best Choice in 2024

Josh Perez • October 31, 2023

Hey, everyone, Josh Perez here, and today I want to talk about a significant shift in the real estate investment landscape. It's essential to keep up with the latest trends, and in 2024, one strategy that may not work as well as it used to is new build investing.

From a pure investment standpoint, it's going to be very hard to justify the purchase of new build properties in the next 12 months.

The real estate market is constantly evolving, and right now, the dynamics have changed. Here's why I believe new build investing might not be the most attractive option in the next 12 months.

1. Rising Interest Rates: One of the key factors to consider is the rapid increase in interest rates. These rates are not expected to drop significantly in the near future. As a result, many potential investors are hesitating, and it's becoming more challenging to make a strong case for purchasing new build properties.

2. Limited Resale and Refinance Opportunities: New build investments used to promise great resale and refinance opportunities. However, the landscape is shifting. These types of investments are becoming less appealing in the current market environment.

3. Cashflow Deficits: Long-term ownership of new build properties can lead to substantial cashflow deficits. These deficits can burn a significant hole in your pocket. If you've seen your property's value increase substantially since your purchase, you might be able to tolerate this. But if you're close to breaking even once the project is complete, it can be risky.

4. Builder Pricing: It's crucial to watch how builders price their properties. If their pricing isn't aligned with the current state of the market and the projected trends for 2024, it might be wise to hold off on new build investments.

So, what should you consider instead? Here are a few alternatives:

1. Explore Larger Multifamily Apartments: Larger, multifamily apartments can be a solid investment option. They offer better cashflow and are less susceptible to market fluctuations compared to new build properties.

2. Secondary and Tertiary Markets: Expanding your search to secondary and tertiary markets can be a game-changer. These markets often provide excellent opportunities for investment and growth.

3. Private Lending: Another option to explore is becoming a private lender. This allows you to earn a return on your investment without the hassle of property ownership.

In conclusion, while new build investments have been popular in the past, the changing dynamics of the real estate market, including rising interest rates and potential cashflow deficits, may make them less appealing in 2024. It's essential to adapt to the evolving market conditions and explore alternative investment options that align better with the current landscape.

Whether you consider multifamily apartments, secondary markets, or private lending, there are plenty of avenues to explore for a successful real estate investment strategy in 2024.



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What Older Canadians Should Know About Mortgage Financing

By Josh Perez • October 7, 2026
Retirement doesn’t always mean a mortgage-free life anymore. And that’s okay. Between higher home prices, rising living costs, and longer life expectancy, many Canadians are choosing to retire with a mortgage or refinance later in life to create more flexibility. The goal isn’t perfection. It’s having options that actually support the life you want to live. If you’re thinking about how a mortgage fits into your retirement years, you’re not alone—and you’re not out of options. Why work with an independent mortgage professional? Because retirement financing is not one-size-fits-all. Unlike a single bank, an independent mortgage professional can look across multiple lenders and solutions to find what truly fits your income, equity, and long-term plans—not just what one institution offers. Mortgage options available in retirement Traditional Mortgage Solutions Many retirees still qualify for standard mortgages. Pension income, investment income, and other retirement sources can often be used to support an application. If you have good equity and solid credit, this is often the lowest-cost option. Reverse Mortgages For homeowners 55+, a reverse mortgage can unlock tax-free equity from your home with no monthly payments required. There’s no income verification or medical questions, making it a helpful option for those who want to improve cash flow while staying in their home. Home Equity Line of Credit (HELOC) A HELOC allows you to access your home equity as needed and only pay interest on what you use. Many retirees appreciate the flexibility and like consolidating income and expenses in one place. Private Financing Sometimes life throws a curveball. If timing, income, or credit create challenges, private financing can act as a short-term bridge. It’s not usually the first choice, but it can provide solutions when traditional lenders can’t. If you’re approaching retirement—or already there—and wondering how your mortgage fits into the picture, let’s talk. A clear plan can make retirement feel a lot more secure and a lot less stressful.
Modern two-story house with a garage at sunset, warm lights on and a landscaped front yard

Self-Employed and Turned Down for a Mortgage? Your Income May Need a Different Approach

By Josh Perez • October 6, 2026
Self-employed in Ontario and denied a mortgage? Learn how lenders assess business income, documents, deposits, dividends, and alternative mortgage options.