Real Estate Development Insights

Your ultimate resource for in-depth discussions, expert interviews, and valuable insights into the ever-evolving world of real estate development. Hosted by Payam Noursalehi, this podcast brings you the knowledge and expertise of industry leaders, innovators, and professionals shaping real estate's future. Whether you’re a seasoned developer, an aspiring professional, or simply curious about the field, our episodes are designed to provide you with actionable information, real-world case studies, and the latest trends in the industry. Join us as we explore various topics, from cutting-edge technologies and sustainable building practices to market analysis and strategic planning. Each episode features conversations with top architects, engineers, planners, and developers, offering their unique perspectives and experiences. Our mission is to empower you with the tools and insights needed to navigate the complexities of real estate development and make informed decisions tha

Real Estate Development Insights is a business podcast hosted by Payam Noursalehi, with 60 episodes on record and a Required Pod Score of 80. PitchCentric scores this show on Booking Probability, Listen Score, and live audience signals refreshed every 24 hours.

Payam Noursalehi hosts Real Estate Development Insights, a business show with 60 episodes published.

Our AI reads these to draft pitches. Use them as grounding for a pitch that cites a real guest and a specific topic.

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  Episode #60

  (60) Toronto’s 2026 Housing Incentives: What Developers Need to Recalculate

  Aug 6, 202628 min

  Send us Fan Mail Toronto has announced residential development-charge reductions of 40% to 60%, backed by $1.5 billion in funding. But the commercial question is not simply how large the headline discount is—it is which projects qualify, how unit type changes the benefit, and whether the new rates materially improve feasibility. In this episode, Payam Noursalehi reviews the permit milestones, the implications for multiplex and apartment projects, the separate purpose-built rental incentive stream, and the questions owners should test before changing a project strategy. Program rules and dates may evolve; review the current City of Toronto materials for project-specific decisions. #TorontoHousing #DevelopmentCharges #RealEstateDevelopment #MultiplexDevelopment #PurposeBuiltRental For more information, please refer to RealEstateDevelopmentInsights.com Take our Free Assessment at: DevelopmentReadinessAssessment.com

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  Episode #59

  (59) CMHC Financing for Small Mid-Rise Projects - Abtin Nikeghbali - Canada ICI

  Jul 14, 202640 min

  Send us Fan Mail CMHC MLI Select may offer compelling financing terms for purpose-built rental development—but “up to 95% loan-to-cost” does not mean every project will receive 95%, or that a developer needs only 5% cash. In this episode, Payam Noursalehi speaks with Abtin Nikeghbali of Canada ICI about what lenders and CMHC examine when evaluating a small Toronto mid-rise or multi-unit rental project. The conversation covers: • Net-worth and liquidity expectations • Construction and property-management experience • How lenders assess rents, vacancy and operating assumptions • The difference between maximum leverage and actual proceeds • Why owners must front construction costs before receiving draws • Builder contracts, bonding and third-party management • CMHC construction financing versus completion takeout • When a developer should begin the financing process • How Major Streets and EHON projects may fit into the rental-financing landscape The rates, timelines and program interpretations discussed reflect the conversation at the time of recording. CMHC policies and financing terms can change. Obtain current advice from qualified lending, legal, accounting, appraisal and construction professionals before making a project decision. #RealEstateDevelopment #CMHC #PurposeBuiltRental #DevelopmentFinancing #TorontoRealEstate For more information, please refer to RealEstateDevelopmentInsights.com Take our Free Assessment at: DevelopmentReadinessAssessment.com

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  Episode #58

  (58) Development Charges; A (Painful!) Growth Story

  Jun 30, 202628 min

  Send us Fan Mail Development Charges Explained: Why They Rose, What Went Wrong, and What DC Relief Means for Housing In this episode, Payam discusses development charges (DCs) as one-time fees on new developments intended to fund growth-related municipal infrastructure such as roads, transit, water, parks, libraries, and emergency services, noting the costs are often passed through to end users. He argues DCs became unsustainably front-loaded as market conditions worsened, using the “beer distribution game” to explain how reasonable decisions across the system can create unreasonable outcomes due to timing lags between long-term infrastructure planning and upfront project financing. He outlines reasons DCs rose—larger capital programs, higher land and construction costs, bylaw changes, and annual indexing—and highlights Toronto’s unique transit-heavy DC structure, with about 60% directed to mobility. He cites Toronto DCs rising from about $11,700 in 2010 to over $137,000 in 2024, indexing paused for 2025–26, Bill 23 exemptions, and a 2026 federal-provincial program incentivizing 30–50%+ reductions; Toronto plans 40–60% cuts (2026–29) supported by $1.5B. He says reductions help viability (CMHC estimates ~5% viability lift at 50–60%) but won’t be a silver bullet, and raises concerns about replacing lost municipal funding and the need for broader, less DC-reliant infrastructure financing. Development Charges Explained Who Really Pays DCs Beer Game Analogy Timing Mismatch Problem Why DCs Skyrocketed Toronto Transit Factor Numbers and Indexing Legislative Changes and Relief Will DC Cuts Restart Housing Municipal Pushback Better Funding Alternatives For more information, please refer to RealEstateDevelopmentInsights.com Take our Free Assessment at: DevelopmentReadinessAssessment.com

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  Episode #57

  (57) Mid-Rise Purpose-Built Rental: Underwriting Rent, Absorption, and Exit Risk - Mathieu Fleury -Leader Lane

  Jun 16, 202652 min

  Send us Fan Mail Mid-Rise Purpose-Built Rental - Mathieu Fleury on Leader Lane’s Mid-Rise Mass Timber Rentals, Market Risk, and What Toronto Needs to Build More Housing Payam interviews Mathieu Fleury, partner at Toronto mid-rise developer Leader Lane Development, focused on purpose-built rental, including a nine-storey, 60-unit mass-timber project at 230 Royal York nearing occupancy, plus other Etobicoke projects and partnerships with Windmill, Elm, and the One Planet Living Fund. Fleury recounts his path from Montreal to Cambridge’s real estate finance program, early roles at Loblaw Properties, Great Gulf, Dream Unlimited, and private equity at ForgeStone, where he underwrote 100+ deals annually and identified a gap for repeatable urban infill “missing middle” projects. He describes using site plan/minor variance to avoid rezoning, the challenges of small floor plates and code thresholds, and shifting from condos to rentals as the investor market weakened. They discuss purpose-built rental risks (rent levels, absorption, servicing debt), a looming supply cliff, innovation like mass timber and modular, balcony/amenity tradeoffs, and his top policy wish: reduce government fees and taxes that drive housing costs. Fleury also notes interest in multiplex housing as a complementary solution. Policy Tailwinds And Bottlenecks Big Developer Playbook Condo Vs Rental Risk Purpose Built Rental Uncertainty Rent Underwriting Caution Supply Cliff and Immigration Affordability and Salaries Purpose Built Rental Shift Condo Presale Model Breaks PBR Returns and Alternatives Approvals and Underwriting Sites For more information, please refer to RealEstateDevelopmentInsights.com Take our Free Assessment at: DevelopmentReadinessAssessment.com

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  Episode #56

  (56) 42 Years of Development Lessons on Building Better Communities - Jake Cohen - Daniels Corporation

  Jun 2, 202657 minS0

  <p>Send us Fan Mail</p><p>Jake Cohen, president of the Daniels Corporation, shares development lessons from Daniels’ 42-year history as a vertically integrated development and construction company that has delivered over 40,000 homes, including purpose-built rentals, more than 15 seniors residences, and 7,800 affordable housing units, notably through work with Toronto Community Housing in Regent Park. He describes his intentional career path from site labor and pre-delivery inspections to head office roles, emphasizing a culture of craftsmanship and detail. Cohen highlights customer care, service, and warranty as an undervalued function that provides essential feedback for better upfront design, leading to Daniels’ Acce...

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