For Investors
Real assets.
Long-term
returns.
We create enduring value through development, design, construction, and long-term operations. CMHC-backed multifamily in high-growth BC markets.
Request Investor Overview →
For Investors
We create enduring value through development, design, construction, and long-term operations. CMHC-backed multifamily in high-growth BC markets.
Request Investor Overview →
$95M+
Active Pipeline
Across BC markets
174
Units in Portfolio
Delivered + under construction + planning
100%
Multifamily Focus
Concentrated expertise, zero distraction
Hold
Build-to-Hold Strategy
Designed and built for long-term ownership
How MOVA Creates Value
Acquire
We target high-growth BC markets and off-market opportunities with strong demographics and durable demand — prioritising infill sites where supply constraints compound over time.
Develop
We design with intention — creating distinctive communities that elevate the resident experience, reduce vacancy risk, and stand the test of time. Design is not an afterthought. It is the brief.
Build
We partner with best-in-class construction teams to deliver with precision, quality, and transparency — on schedule, within budget, and to the material standard our investors expect.
Operate
We manage with a resident-first mindset and data-informed approach — driving performance, maintaining occupancy, and growing long-term asset value over the hold period.
Multifamily Portfolio
| Project | Location | Type | Homes | Est. Value | Status |
|---|---|---|---|---|---|
| The Arncote | Langford, BC | Multifamily Rental | 21 | $15M | Completed |
| The Hockley | Langford, BC | Purpose-Built Rental | 75 | $40M | Under Construction |
| The Goldstream | Langford, BC | Multifamily Rental | 78 | $40M | In Development |
| Multifamily Total | 174 | $95M+ |
Value Creation Model
Acquire at the Right Basis
We buy at a basis that returns across scenarios — stress-tested against lower rents, higher costs, and longer timelines. We underwrite to a case we can survive, not a best case.
Site Selection · Underwriting · Off-Market SourcingCreate Value Through Design
A $200/month premium on 75 suites is $180K in annual NOI — roughly $4M in asset value at a 4.5% cap rate. Design is not a cost centre; it is a capital allocation decision.
Architecture · Interior Specification · AmenityDeliver With Precision
Overruns erode returns; delays extend carry. The Hockley is on schedule at Draw 5 of 18 with CMHC certification at every milestone; the Arncote delivered on time and on budget.
Draw Management · Schedule Control · ProcurementOperate for Compounding Returns
Over a 10+ year hold, operations are where most value is realised. The Arncote has been 100% occupied since completion, with a stabilised yield-on-cost now well above underwriting.
Lease-Up · NOI Optimisation · Long-Term HoldRisk Controls
Financing Risk
CMHC MLI Select Insurance
Government-backed mortgage insurance with favourable rates, long amortisations (up to 50 years), and high loan-to-cost ratios — dramatically reducing refinancing and rate exposure across the hold.
Construction Risk
Accountable Execution Protocol
Fixed-price construction contracts, certified draw management, independent quantity surveyor review, and owner-controlled material procurement reduce cost overrun exposure and provide real-time capital oversight.
Demand Risk
Design-Led Differentiation
Well-designed buildings in supply-constrained markets experience materially lower vacancy than commodity product. MOVA's design discipline directly mitigates demand risk — as demonstrated by The Arncote's 100% occupancy since delivery.
Market Risk
BC Rental Market Fundamentals
Greater Victoria and Langford maintain vacancy rates consistently below 2%. In-migration, constrained housing supply, and employment growth sustain demand independent of broader economic cycles — providing structural resilience to the portfolio.
Execution Risk
In-House Operator Alignment
MOVA designs, builds, and operates every asset. There is no handoff risk, no agency problem between builder and operator, and no incentive to cut corners at delivery. The team that builds it lives with the consequences — which is the most effective risk control available.
Capital Risk
Conservative Underwriting Standards
Every project is underwritten to perform under adverse conditions — lower rents, higher costs, extended timelines, and rising rates. We do not rely on exit cap compression, above-trend rent growth, or development profit to make returns work.
Why Investors Partner With Us
Long-Term Cash Flow
We focus on durable income through stable, high-quality multifamily assets structured for CMHC MLI Select financing and held for the long term.
Design-Led Differentiation
Distinctive architecture and considered interiors drive premium demand, pricing power, and tenant retention — compounding returns over the hold period.
Institutional Discipline
Rigorous underwriting, transparent reporting, and disciplined execution at every stage — entitlements, construction, and operations — backed by CMHC approval.
Full Alignment
We invest alongside our partners, hold through the cycle, and share in the long-term success of every asset. No misaligned incentives. No premature exits.
Who We Work With
Investment Strategy
Structure
CMHC MLI Select insured financing with competitive rates, long amortizations, and high loan-to-cost ratios — maximising investor capital efficiency.
Markets
Greater Victoria and high-growth BC municipalities — supply-constrained, demographically robust, with sustained rental demand and long-term appreciation potential.
Hold Period
We build to hold. Target hold periods of 10+ years, compounding cash flow and appreciation while maintaining the optionality to transact when conditions favour it.
Returns
Stabilised yield-on-cost targets in the 5–7% range, with equity appreciation layered through design differentiation and operational excellence over the hold.
Access our investment strategy, track record, pro forma assumptions, and current opportunities.
From the Insights
Financing · CMHC
The points system, the real story behind the 5% equity requirement, and every lever — net worth, team, proforma, delivery — that decides the loan.
Investment · Underwriting
NOI, DSCR, cap rate, and the levers that separate a real opportunity from an optimistic spreadsheet — and how to judge a good investment.
Investment
Building captures the development margin, the refinance, and control an acquisition never offers — plus the pride of authorship.
We are selectively expanding our investor relationships. Sophisticated capital seeking real asset exposure in BC — backed by CMHC financing, sound design, and a team that operates what it builds.