Investing & Rental
Cap rates, vacancy, RTA basics, AGI rules, pre-construction assignments, and the math investors actually need in the GTA.
April 2, 2026 · The Couple Estates
GTA Rental Cap Rates 2026: Real Numbers from Toronto, Mississauga, Brampton, and Hamilton
Q1 2026 cap-rate calculations across 4 GTA submarkets and 3 property types, with the net math investors actually need. When the gross cap above 4% still loses money.
March 25, 2026 · The Couple Estates
Pre-Construction Condo Investing in the GTA 2026: True Cost After HST, Assignments, and Closing
The all-in math on a $720K GTA pre-construction condo — deposits, development charges, HST self-assessment trap, assignment fees, and the three real exit strategies in 2026.
December 22, 2025 · The Couple Estates
Ontario Landlord Playbook 2026: N12, N13, AGI, and the New Annual Guideline
2026 compliance reference for Ontario small landlords — the rent guideline, N1/N4/N12/N13 forms, AGI applications under section 126, bad-faith N12 penalties, and accelerated LTB hearings.
Investing & Rental — frequently asked questions
GTA condo cap rates run 3.5–4.5% gross before financing. Detached and small multi-unit are similar. The investment case usually depends on appreciation and principal paydown rather than current cash flow — most leveraged GTA rentals are negative-cash-flow at today's prices and rates.
Most builders allow assignments only after firm and often charge an assignment fee ($5K–$25K) plus require their consent. HST is the trap — assignments of new homes are subject to HST on the consideration, and the federal Purchaser is responsible for self-assessing.
An AGI is an Above Guideline rent Increase under the Residential Tenancies Act, allowed when a landlord makes eligible capital expenditures. The LTB approves AGIs case-by-case; a typical AGI is 1–3% over the annual guideline, amortized over the useful life of the work.