This newsletter marks a pivotal moment for VisionDev. After several years dedicated to execution, portfolio growth, and the continuous refinement of our methods, we are now entering a new phase of structuring and maturation.
Below, you will find a clear overview of our vision for 2026, our investment strategy, recent achievements, and the principles guiding our long-term approach.
VisionDev 2026: From Operator to Fund Manager
Real estate investment was our initial engine. Today, the structuring and distribution of our expertise as an investment product has become our new focus.
After eight years spent refining our investment methods, building our portfolio, structuring our team, and delivering a consistent performance track record, our scope has naturally expanded.
Sourcing opportunities, managing assets, and market analysis remain at the core of our operations and continue to represent the majority of our day-to-day efforts. However, an increasing share of our energy is now dedicated to structuring this expertise within private investment vehicles, designed under a rigorous framework of compliance, governance, and reporting.
Our objective is clear: to offer an investment environment capable of meeting the highest standards.
Because while individual investors place their trust in people, institutional investors place their trust in systems.
The opportunity we pursue has not fundamentally changed. The Greater Montreal rental market continues to present a significant gap-to-market, namely, the difference between in-place rents and market rents on new leases. Through disciplined asset selection combined with a rigorous management and renovation strategy, we are able to close this gap. At the scale of a multi-residential asset, this translates into hundreds of thousands, or even millions, of dollars in net value creation.
This approach has proven effective and, in our view, will continue to do so in the years ahead.
Where greater vigilance is required is in rental growth projections. We are emerging from a period of exceptional leasing conditions. Lower immigration thresholds and ongoing trade tensions have normalized demand, requiring assumptions to be approached with increased conservatism.
Our response remains unchanged: test, adjust, and stay alert. Multi-residential assets remain a robust and resilient asset class, and more than ever, we are prioritizing existing properties.
We closed the year with the acquisition of a 14-unit property in Montréal-Nord, bringing our 2025 transaction volume to $15M.
This off-market opportunity was sourced through our network and presents an estimated value-creation potential exceeding $1M.
We would like to thank the sellers, our financial partners, and the entire team for the disciplined and efficient execution of this transaction.
Upcoming work will notably include an energy conversion as well as optimization of the existing asset. In this context, we also plan to submit a proposal to the City for the addition of two units, subject to required approvals. This aligns with our objective of improving the environmental performance of our assets and, project by project, building a more sustainable real estate portfolio.
Last December, one of our long-standing service providers invested $600,000 in our projects. After several years of working closely with our team on the management of our portfolio, he naturally chose to rely on our expertise to grow his own capital.
His objective was to increase his exposure to real estate, specifically multi-residential, without adding to an already significant management burden. He approached us to better understand our investment philosophy, structure, and long-term return approach.
A few weeks after that discussion, we presented him with a project aligned with his time horizon and level of involvement. Today, he is both a partner-investor and a service provider on the same asset, a relationship built on trust, alignment, and a shared long-term vision.
This type of partnership is intended for investors who value consistency and long-term value creation.
If this approach resonates with your objectives, we would be pleased to discuss it further.
Our most recent VisionDev podcast episode, recorded with Abraham Leimzider, a Montreal-based operator who has built a portfolio of over 800 units in a short period, generated strong engagement and thousands of views.
The discussion quickly moved beyond transactions to explore the foundations of sustainable performance: the separation between investing and operating, capital preservation before upside, the resilience of mid-market multi-family assets, and the importance of rapidly filtering opportunities.
Most notably, Abraham shared his perspective on leadership as a form of nervous system management, discipline, silence, and emotional regulation as true performance levers.
VisionDev is a Montreal-based real estate investment firm. We acquire, optimize, and manage income-producing properties through private investment vehicles, with the objective of offering investors a structured, rigorous experience aligned with long-term value creation.
The VisionDev Team
Building Tomorrow’s Communities Today
.png)
