I bought a $X46,000 condo🏡 | My NEXT investment | Analysing pre-construction ✅
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- เผยแพร่เมื่อ 13 ก.ค. 2024
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00:00 - Intro
01:13 - What did I buy?
03:06 - Bullish on 2027-28
04:58 - How to analyse a Pre-Con?
06:07 - Builder Reputation?
08:36 - Location Potential
13:51 - Price Analysis
29:41 - Why Precon for me?
32:56 - Final thoughts
I am a licensed mortgage agent M21004312 working with Dominion lending centres, Valko Financial FSRA13047. I work with over 60 lenders including the top banks to provide an array of mortgage products that are suited to your needs. I can help you with your housing needs across all provinces in Canada (except Quebec).
I help First time home buyers & investors make smart realestate decisions based on numbers and not emotion. Want to book a call 👇 (It's free 🥳)
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My mission is to provide you with actionable content that enables you to build your wealthand live up to your potential. I came to Canada with my wife (Simran), during the pandemic in 2020, started with very little money, no job - to today, where I recently quit my job after building my side hustle to a cool 6-figures in revenue. I have met so many amazing people and mentors along the way, and I want to bring everything that I have learnt and continue to learn to you via this channel.
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DISCLAIMER: I am not a financial adviser. These videos are for educational purposes only. Investing of any kind involves risk. While it is possible to minimize risk, your investments are solely your responsibility. It is imperative that you conduct your own research. I am merely sharing my opinion with no guarantee of gains or losses on investments.
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These condo gambles will absolutely destroy you. I have no words
🤣
Still living in dreamland and further deep down in debt trap, 1 room n den for $646,000 ridiculous, these guys have really lost it. When it’s time to sell, difficult to get buyers. $2700 rent for 1 bedroom Condo also a question mark, Guys stop going to Canada, even after studies are done you don’t get job. Nav you say your income is not stable is because you don’t want to work, why waste money? I want you to progress and this is disaster, Open a coffee shop or any business that will give you progress and make you wealthy. It hurts me watching your videos….
In last couple of years I have seen many going default or pulling away from a pre construction investment as the prices went down and bank is not giving loan on booked price. And eventually people landing up loosing 100s thousands $$. Stay away from real estate, don’t loose what have hard earned, if nothing at least that $$ will be with you.
@27:56 You missed including the negative cashflow amount that you have to put every year in addition to the initial deposits. Negative Cash flow in total is $61,761 over 5 years starting from -$6,360 in 2028. If you add that in your investment deposits and compound till 2032, the total amount at the end of 2032 would be close to $350k (close to stationside investment).
wow love your analysis
Great breakdown - Appreciate the detailed walkthrough !
🙌🙌
Great Analysis! Nav. I always love your videos
Please do some analysis of Durham region especially Pickering and Oshawa on overall growth and may be PCC condos as well. As this part of GTA is experiencing a lot of growth would love to hear your thoughts on that
It’s a good project too. It was a consideration because of price. But I was a little more confident about Milton than Pickering.
Great info..
I Recently bought a unit in Pickering city center condos estimated to be closing on mid 2026..how much growth potential I can expect?
Hi Nav, thanks for making such great videos. quick question, do you buy investment properties and stocks or other investments under your company’s corporation that you created or under your name based on the salary or dividends you pay yourself ?? Also, do you take salary or dividends from your business and which is better from investment perspectives ??
I take Dividends.
I max out TFSA in the personal account and then invest via my company.
Investment properties in HoldCo.
The initial down payment and closing costs were considered as investments in the stock market. However, the monthly mortgage of $3230, from 2027 to 2032, should also be factored into the equation. With compounding, this could potentially yield equal or even higher returns in the stock market.
Don't worry guys, this is an ad but with a lot of details.
Won’t worry! 🙌
I really liked the analysis. But, I wouldn’t feel that a 605 sft condo would sell for 900K in Milton in 5 years. Precon is overly priced and priced for the time of closing or beyond. All said and done, bank FDs in India are offering 7% and 8% to senior citizens(on parents name) on a longer horizon too.. That is guaranteed return and would exclude all the renting headaches!! Food for thought!!
Very Good Navjot!!!! I really appreciate you putting all these content . Excellent work!!!
Thank you 😊
Negative cash flow increasing taxes and condo fees is alot of negative feedback to stomach. Hopefully the appreciation is enough to offset the costs.
Hopefully :)
I value your expertise in finance particularly regarding your investment in Calgary, which also benefits us. Could you possibly create or share a video discussing Airbnb investments, and compare Airbnb to traditional rentals, taking into account the current market conditions?
Will do soon. It’s only worth in calgary in my view.
Edmonton townhomes would have been a better option with late 2025/ early 2026 closing.
Maybe 😀
Had to choose 1 and wanted to be relatively safe. I still don’t see the fundamentals being as strong for Edmonton.
A pre-con or resale property in Edmonton area would have been much better. Edmonton prices are going to grow at least 15% YoY in next 3-4 years.
Why do you think it will grow by 15% YoY?
@@growwithnavlikely because it’s one of the cheaper markets in Canada. So technically, there’s lots of room for growth, because people are moving to cheaper markets.
I hope people like this go for loses, people like Nav are spoiling Canada by driving property prices up by speculation.
What a life. It’s gotten to hoping for others to fail? That’s so dark, don’t you think? I would never wish for that to happen to anyone. It’s just too weird if you think about it.
Property prices going up is maths. Supply - demand and it’s happening for 100s of years… nothing you and I can do to stop it. Ever think of that?
Hey Navjot, You forgot to include negative cashflow amount in stock market calculation because that’s also your opportunity cost.
Its 15k 😀 total - $6K per year. Won’t make a big difference
If you include negative cashflow as opportunity cost in current calculation, end value for stock market would be 293K. Doing the similar calculation for 3% return in RE and 7% in stock market, RE end value is 251K and stock market end value is 247K
@@seekpeace260 I think it will grow 5% per year or more. I did the calculations that seem right for me 😀 ofcourse it’s not for everyone and do your own research.
@@growwithnav Sure thing 😊 Just trying to offer numbers in a different scenario.
@@seekpeace260 if the worst case comes out to break even, you know you got a winner ;)
Hey Nav, thanks for sharing your personal investment details.
Request you to indicate in the video if the video is sponsored or if you are to benefit monetarily if folks opt to go with this project. This will make it crystal clear and I think all viewers and customers will appreciate it. You are a stellar honest guy so please make this a practice. Its a win win.
I don’t win anything. Just shared what I invested in and believe could be a decent investment for others too. The video is meant to last for years where it’s a good guide on how to analyse a precon project.
@@growwithnav gotcha, I thought this would be the case. Thanks for clarifying.
Can u make video about reality of canada in current scenario? Considering should students come or not?
If you are not here and planning to come, just drop this plan. Canada is no longer a first world country. No job, high inflation, sky high rents, can’t even think of buying a house, no sufficient doctors, hospitals has huge queue and special treatment has waiting of even an year. Take my advise, even people with PR or citizenship are re-thinking to leave this country.
I agree with you. Typical recessions last anywhere from 3 to 4 years and this is a good decision taking the potential uptick and location into consideration. We can think of 10 to 15 years long term potential
By 27 most markets should be at or higher then 22 unless of course a black swan event happens.
Your asset appreciation analysis looks unreliable. First you didn't make past year over year appreciation in condo product, also what would happen if there is a lot of supply of condos in that location, another one govt policies which is giving cheap loans/ no dev taxes/ lot of incentives to build rental buildings. All these factors negatively affect your analysis especially condo market. I think you need to add disclaimer if it is promotional one and your getting incentives for selling these
I am just giving reasons why I bought and how one should analyse a precon. 3-5% YoY appreciation is too much? On what basis?
Condos have appreciated 5.16% YoY over the last 25 years and 6.1% YoY since 2017.
Ridiculous price for such a small property 🙄
Agree. But that’s a Canada problem 😀
Cant Believe you paid $1100 Sq Feet for Milton
This price you can get New downtown Toronto
5% Year on Year increase Thats not how any assets prices works ever
Just google whats happening to commercial real estate in usa. Right now
How can we even compare Canadian realestate with commercial realestate is USA? And asset prices have increased by 5.64% YoY for the last 25 years in Canada.
Downtown is $1400 / sqft for new.
It’s important to talk historic facts.
@@growwithnav Past performance Doesn't guarantee future performance - Also Please include After tax household Income In that Area for 2032 - If ppl can afford to pay high rent or mortgage Else we have seen owners in LTB crying and also possibility for banks taking away their house
How is a $350 increase in rent between 2024 and 2028 unthinkable? If most people think that rents won’t increase at 3-5% every year, they are in for a really bad awakening!!
Did I say all this is fair? It’s not! But we have to work with the resources we got and still win! That’s what life is… we can either cry about it or work around and still win.
I was a market researcher for a decade you worked with data for FMCG companies. Ofcourse I know past can’t determine the exact future… but future rhymes with the past - else, why would anyone ever invest in anything? On a hunch?
@@growwithnav You worked with data thats why i told you ---- didn't you see Average household income in that Milton area is 100k will go around 130k in 2032 so after taxes its around 90-95k
900k i dont think anyone can afford to pay if we assume 3% interest still its 2700$ + Maintenance + Taxes and insurance + Vacancy rate + Probability of Renter dispute = $3000 Rent ( I wouldn't bet i think you also shouldn't since No. 1 Rule of investing is buy low and sell high
Its Just my way of thinking with data i dont think i am going wrong but still there is 10% chance maybe
@@kkjain3336 it’s not for everyone my friend. My numbers work and I am willing to take the risk. If your numbers don’t work, then you should never buy.
Besides, most investors I work with, make a lot more money than what they can possibly spend - and with this logic, they should never invest in anything? Because there is zero guarantee of anything giving any returns including keeping the money in your bank account.
What about selling condo, you will get 5 percent closing costs
I did include that in the calculation.
Are you getting kickbacks or something from this condo project to show it here?
Do I really have to buy a unit in this building for that? I am showing how to research a project… and demonstrating it with an example with a builder I bought with :)
You buy it or not is up to you… hardly makes a difference to me 😀
@@growwithnav no you don't have to buy it for that but it'll make a difference to the final cost that condo is to you due to those incentives which should be in the financial analysis too. Appreciate the analysis tho. In my opinion I still think GTA is risky bet and also Canada in general. I'm of the opinion that we're hoping see a flat market for long unless a few things happens.. we'll see what future has for hold.
@@parthppatel28 For sure, you should never buy if you aren't ready!
I would want to take the risk, because I would regret it if the market keeps going up due to the supply shortage but can live with a break even / small loss. Just like I would have regretted not buying in Kitchener back in 2020 when everyone said you shouldn't. Or Calgary in 2021 when no one was buying :)
@@growwithnav well you're not getting my point, If you get a kick back of say 100k then that unit to you is only 560k effectively which changes the game and the analysis for common people. If there's a partnership then your case will be different as compared to anyone else who buys the unit for the same price. Its not that I'm not ready, I can buy higher than that but I personally wouldn't go in that asset class for that price in the region. You put a good work in analysis tho. Also a lot of people who bought in 2021 2022 have incurred a lot of losses as you might know. The government is thinking of linking mortgage approvals with CRA, if that goes who knows what we have in store especially for cities where mortgage fraud is just rampant.
Please include tax benefits for negative cash flow and tax liability on capital gains. Without that this information is partial and doesn't give the right guidance for investment.
When claiming tax deduction, you can’t claim contributions towards principal. So might not be “negative” cashflow for tax calculation. Capital gain tax needs to be paid in both RE and Stock market so that evens out.
@@seekpeace260 yeah you can't claim contributions towards principal but you can claim deduction against interest, repairs and maintenance etc. After including those benefits the cash flow will not be significantly negative.
@@seekpeace260 yeah contribution to principal is not tax deductable but interest payments, repairs and maintenance etc can be claimed. If we include that cash flow might even be positive.
Any investment would have capital gains tax. It’s like to like. There are a lot more deductions in realestate due to a lot more moving parts. So you do end up with a lot less to pay in taxes.
The only reason you are making these delusional analysis is you must be paid by the builder builder promote it. In that case you need to declare it.
I can't believe u r serious with these numbers. You haven't taken two new hot topics into your analysis and how it impacts the market in general.
1. Cap on international students that will highly impact Conestoga in Milton.
2. New regulation from OSFI on capping overall mortgage debt to 4.5% annual income (I know u will come up with some BS like u make millions and u will easily qualify for mortgage, but still doesn't change the fact it will take a lot of investors out of the market and there by reducing demand and prices) .
BTW u r tweaking the numbers way too much in your favor to make it look like a sound investment and cherry picking only positives. Like u did with ur kitchener condo which is now going for the same amount u paid for (I know the ongoing rate of the building u bought into)
Sure 👍 what do you do with the money you earn then?
Easy to point flaws. Hard to come up with ways to invest your money when you are making enough of it.
Kitchener condo was my primary home. Not sure why you feel I analyzed it beyond the fact that it’s in a good location , with sound management and I needed a home to stay for myself.
@@growwithnav you bought the kitchener condo as your interim primary while you waited for ur pre construction townhouse to be completed. You have said so urself in your main channel that the condo is an investment. And never missed a chance to boast how it is valued at 600K and above but never mentioned in any recent videos that value now went back to lower 400s.
Anyway u r deflecting from my questions on your analysis.
Of course no one has the rights to question you on your personal investments but when you promote it as a sound investment influencing 1000s , you should be ready to face criticism as well.(u may disagree u r not influencing but we know the underlying marketing technique)
It's a lesson for viewers to realise that the realtors and mortgage agents have an inherent conflict of interest in whatever they post on social media
You see the world as a place where someone can win only if someone loses. I don’t see it that way :)
You don’t lose money unless you sell. And I have no intention to sell anything I own yet. Plus, I did talk about how KW condo market is back to where it was in 2021. A lot of my inner circle has bought in the same and surrounding areas in the last 3 months at the same price I bought at, and they will win.
But I don’t think you can understand this and will come up with another comment on how I am evil. Can’t change the way you think with a simple comment - So wishing you the best 🙌
Your video title says I bought a $X46,000 condo. What is $X46,000?