A site that is approved for development by the municipality is site-plan-approved. This is the step just before submitting the final working drawings of the proposed building to secure a permit to begin construction.

Absolutely! Let’s start with a certified appraisal of your property to establish an unbiased present-day value. This appraised value will establish the baseline from which we then create incremental value. Next, we’ll work with our service providers to secure a feasibility study of your property and manage the entire site-plan-approval process, final valuation, and sales process. Project management fees are only applied to the incremental value achieved on the sale of the site at the end of the process.

Investing with My Belle Developments is well suited for people who want to benefit from real estate opportunities that produce a high return on investment without the hassles required of traditional ownership. People who are having difficulty finding their ‘perfect’ opportunity now have a different way to get their money into the market. With a passive investment, your time remains free to enjoy the things that matter to you most while we make your money work for you. Roll your funds into a pipeline of projects to multiply your wealth and enjoy the dividends more often.

Here are the stages of a typical project:

1. Identify candidate properties that meet our strict risk-mitigating criteria;
2. Purchase a candidate property;
3. Hire and manage professional services to conduct all necessary studies and create design plans for a multifamily or mixed-use building that will achieve the highest and best use for the site;
4. Secure approval of the development for the site with the local municipality;
5. Sell the approved development site to a builder for a profit.

Here are some of the benefits we offer:

• Our extensive experience selling properties for more than 16 years gives us the skills needed to evaluate opportunities from an investment perspective;
• Our success in marketing and sales will add value to the building design to ensure the highest sale price for each project;
• Our fee is paid as a percentage of the proceeds of each project so you do not pay project management fees during the planning and approval stages of the project;
• Complete end-to-end service from site selection, design, planning approval, property management and sales gives you a truly passive investment;
• High yield real estate investing in a relatively short period of time;
• Create your own real estate opportunities rather than hoping for an ‘ideal’ investment property to come along.

Typically, projects will take 18 to 24 months. Site acquisition can take a few months on its own at the beginning of the process. Once we have a candidate site, professional service providers will be hired to conduct the necessary studies and design planning that will meet the requirements for municipal approval. As soon as this milestone is achieved, the property is listed and sold. We work closely with our service providers to ensure studies are completed efficiently and design plans mature into the highest and best use for the site.

Think of our arrangement more as a joint venture where you as the investor retain 70% of the incremental value created from the proceeds on the sale of each project. Our fee is 30% of the proceeds on the sale of each project. With this arrangement, you can be assured that we have a vested interest in ensuring the best outcome for the site and that all consulting costs are controlled. Typical project managers charge a significant flat fee at milestone intervals throughout the process regardless of the outcome and do not have sales and valuation experience. Our arrangement is different in that we do not charge any project management fees upfront or during the process. We’re in it with you until the end. With a vested interest in the outcome, you can be confident that we care about the results.

In addition to the down payment required to purchase candidate sites, investors pay for all of the soft costs required to obtain site-plan approval. These expenses will include consultants, lawyers, and realtor fees. All of these costs are built into the business model. Realtor fees are typically paid by the seller when sites are acquired so it is rare that investors will pay brokerage fees on site acquisition, although it can happen for unlisted opportunities. A real estate brokerage fee of 5% is applied to the sale of the property when it is ready to be sold.

Our business model is designed to get our investors a high return in the fastest time frame. Taking the project off the page and into the ground can extend the time it takes to make an exit from an investment by a year or more. Construction also requires tying up a significantly greater amount of capital in one project. For well-capitalized investors, this may be the path to pursue. In general, our streamlined approach helps our clients diversify their funds across multiple projects, mitigate risks and get paid in a faster time frame more often as projects come to fruition sooner.

Absolutely, we do! Realtors can partner with us to offer My Belle services to their clients. We are happy to incentivize Realtors by sharing up to 50% of the brokerage commission on property acquisitions plus 10% of the listing brokerage commission when the project is sold. Our Realtor partners will also be offered the exposure that comes with co-listing the opportunity when the project is put on the market. In cases where a client already owns a property and no acquisition is necessary our Realtor partners will be eligible for a referral fee of 10% of the project management fee up to $7,500 plus 10 % of the listing side of the broker commission when the project is sold.