While Canadian real estate continues to provide value, diversifying internationally provides not just geographical balance, but also access to high-growth markets that behave differently from Canada’s. The Dominican Republic (DR) has emerged as one of the most accessible and profitable places to do this, offering a blend of strong fundamentals, investor protections, and straightforward processes that make it far less daunting than many other foreign markets. This simplicity and transparency are key reasons I started investing in DR personally.
Tourism is the engine of the Dominican economy, and its resilience directly fuels the real estate sector. In 2023, the DR recorded 8.1 million air arrivals, a 12.5% increase from the prior year, with Canadian visitors climbing at the same pace. Punta Cana alone handles roughly 60% of all arrivals, underscoring its position as a top Caribbean destination.
This steady demand translates to reliable occupancy rates. Hotel-managed projects consistently achieve 80 to 82% occupancy, while private vacation rentals average 60 to 65%. I was certainly attracted to the income potential in DR and the long-term value from appreciating assets, but what stood out even more was the practical side. Hotel-managed properties not only projected stronger returns, they also offered a far easier ownership experience, with far less stress and involvement than managing rentals independently. That balance of higher performance and simpler management was ultimately even more compelling to me.
Affordability is another differentiator. A newly built one-bedroom apartment near the beach often sells for US$150,000 or less. Meanwhile, resale values are rising quickly, with units purchased for around US$146,000 a few years ago now trading closer to US$250,000. Investors are often able to acquire properties below resale prices in pre-construction, creating equity on closing.
One of the most overlooked aspects of the Dominican Republic is its pro-investor legal framework, which is structured to attract foreign capital and support long-term property ownership. Unlike in many other jurisdictions, foreigners are granted the same property rights as local citizens, with no restrictions on ownership, inheritance, or resale. The country also maintains a transparent and reliable title registration system, which provides an added layer of security for international buyers who may be wary of unclear property rights in emerging markets.
A central pillar of this framework is the Confotur Law, which was introduced to encourage real estate development and tourism-related investment. Properties approved under Confotur benefit from extensive tax exemptions that directly improve returns. Buyers are not required to pay the standard 3% transfer tax on property purchases, and owners are exempt from the 1% annual property tax for a period ranging from ten to 15 years. In addition, income generated through rentals, dividends, and interest is also exempt from taxation during the Confotur benefit period.
The result is a system where investors not only save on upfront acquisition costs but also retain more of their annual income and long-term capital appreciation. Closing costs remain minimal compared to many other countries, and in practice, most transactions avoid land transfer taxes altogether. Just as importantly, this system makes it easier for investors.
Distance and management are often the barriers Canadians cite when looking abroad. The Dominican Republic addresses this directly. Many developments are sold turnkey and fully furnished and equipped, while additionally providing professional hotel or rental management programs. These services handle marketing, guest turnover, and maintenance, while still allowing owners personal use of their property.
This setup is particularly appealing for investors who want to diversify internationally without taking on the burden of cross-border property management.
The Dominican Republic has a wide range of projects in strong locations that offer hotel-style management, ensuring less day-to-day involvement for owners.
Located minutes from the beach in Bávaro and only a 20-minute drive from Punta Cana International Airport, Secret Garden is backed by the Gesproin Group in partnership with the Banyan Group’s Cassia brand. The project offers full hotel management, including a rental program charging a 25% management fee. Amenities range from pools and a beach club to coworking areas and a spa.
For those looking at the premium Cap Cana market, Crystal Garden is located just 500 meters from Juanillo Beach. The development offers optional hotel-style management, with owners able to decide whether to join the program. Apartments include golf and pool views, with larger units offering terraces and private spa features. Amenities include a spa, coworking space, rooftop terrace, and paddle tennis courts.
Operated by the international Banyan Group under its Angsana brand, this Cap Cana development combines luxury residences with full hotel operations. Units overlook the Jack Nicklaus–designed Las Iguanas Golf Course and are within walking distance of Juanillo Beach. Owners participate in a profit-sharing model and retain up to 60 nights of personal use annually.
Developed by Noval Properties, Riviera Bay uses a rental pool system tied to the adjacent Hard Rock Hotel & Casino. Units come fully furnished, with golf course views and access to extensive resort amenities.
One of the largest developments in Bávaro, River Island apartments are fully furnished and supported by hotel management. The project emphasizes scale, with 16 pools, landscaped gardens, restaurants, retail, and even a 9,000-seat amphitheatre under construction.
Perhaps the most striking aspect for Canadians is how familiar the buying process feels. Transactions are handled with English-speaking lawyers, titles are registered directly in the buyer’s name, and even financing is available through institutions like Scotiabank, with loan-to-value ratios up to 70%. In comparison, many Caribbean or Latin American markets have more complex ownership rules, limited financing, or unclear tax regimes.
For investors seeking to balance Canadian holdings with high-yield, appreciating assets abroad, the Dominican Republic represents a uniquely accessible opportunity. The combination of predictable tourism demand, strong returns, affordable entry points, and investor-friendly laws makes it one of the few international markets where diversifying is not just possible, but practical.
The Design District in Hamilton
Mixed-use projects are no longer experiments on the edges of planning policy; they are the centrepiece of how cities and suburbs are being reshaped. Modern design trends involve ensuring that the relationships between different uses are being re-engineered to maximize tenant appeal, economic viability, and long-term resilience. Design has moved past simply stacking residential units on top of commercial or office areas; it now orchestrates how these functions interact, overlap, and generate value for each other.
One of the strongest trends is the use of the podium as a unifying design device. Instead of ground floors being a thin strip of retail beneath housing, developers are creating multi-storey podiums that layer retail, office, and community amenities, then use residential towers above to frame plazas and streets. These podiums are becoming the heart of mixed-use projects, concentrating activity at eye level while giving residents elevated courtyards and terraces shielded from traffic. For tenants, this translates into a sense of both immersion and separation: they live in vibrant districts but still enjoy private, functional open space above the retail zone.
Amenity spaces are no longer siloed by use. Developers are finding that the most effective way to attract tenants is to design amenities that serve multiple groups simultaneously. A fitness studio, for instance, may double as a wellness facility for residents in the morning and operate as a boutique class space for paying non-residents in the evening. Rooftop terraces often combine resident lounges with rentable event venues, creating revenue streams while increasing the amenity value for those living in the building. This cross-programming blurs the boundary between private and public while strengthening the financial case for larger and more ambitious amenity spaces.
In earlier projects, circulation, or the way people move between uses, was a utilitarian afterthought, but it has increasingly become a major design focus. Developers are designing atriums, internal streets, and shared lobbies that act as social connectors between residential, retail, and office zones. Rather than separating tenants into distinct entrances, there is greater emphasis on overlapping movement and chance encounters. This makes projects feel like cohesive communities rather than compartmentalized blocks. For tenants, it creates a richer daily experience; for retailers, it increases visibility and customer flow.
Municipalities are encouraging developers to incorporate schools, childcare centers, clinics, and cultural facilities into mixed-use projects. These additions make developments more attractive to long-term residential tenants and ensure steady foot traffic for commercial spaces. Community infrastructure also helps projects secure approvals more easily, as municipalities view them as delivering tangible public benefits. The design challenge is in weaving these civic uses into the project fabric so they feel integral rather than tacked on.
Traditional mixed-use was largely horizontal, with shops on one side of a site, offices on another, and apartments above. Designers are increasingly considering vertical mixing, with different functions stacked and intertwined to create efficiency and constant activation. Offices may occupy mid-levels between retail and housing, or hotels may sit above coworking and conference spaces. This approach allows projects to fit into tighter parcels and still provide a balanced tenant mix, while also ensuring that buildings remain active at different times of day. The result is a round-the-clock energy that benefits both residents and commercial tenants.
Outdoor space has become a critical tenant draw, and mixed-use projects are increasingly designing layered systems of public and semi-private open areas. Plazas, green roofs, and pedestrian corridors are designed not only as amenities but as part of the retail strategy, drawing people through the site and extending dwell time. At the same time, residential tenants expect private courtyards, rooftop gardens, and terraces that give relief from the busier public zones. Designers are finding innovative ways to stack, separate, and connect these outdoor realms so they reinforce rather than compete with each other.
Given the volatility in both retail and office markets, developers are prioritizing shells and layouts that can be converted from one use to another. Ceiling heights, column spacing, and service cores are designed to allow a retail unit to become a café, a clinic, or a coworking hub without costly reconfiguration. Residential lobbies and amenities are likewise being designed with flexibility in mind, allowing them to host evolving functions as tenant demographics change. This adaptability ensures that projects remain viable even as market demand shifts, reducing the risk of vacancy.
The story of modern mixed-use design is one of refinement and complexity. Simply placing apartments above shops is no longer enough. Developers and architects are creating properties that do more than combine functions, instead seeking to deliver interconnected ecosystems where residents, workers, and visitors all find value.
Canada’s housing market displayed mixed signals in August. While the longer-term six-month trend in housing starts rose 1.6% to 267,259 units, reflecting steady underlying demand, the monthly seasonally adjusted annual rate (SAAR) for August fell to 245,791 units, down 16% from July. In other words, housing construction maintained its broader momentum over the past half-year, although activity slowed last month.
Despite the trend increase, the monthly SAAR of total housing starts fell sharply by 16% to 245,791 units in August, down from 293,537 units in July, falling below the six-month trend.
Actual housing starts in centres with populations of 10,000 or more increased 10% year-over-year, with 18,408 units recorded in August 2025 compared to 16,775 units in August 2024. Year-to-date, these larger centres have recorded 156,283 starts, up 4% from the same period in 2024.
However, regionally, there is a mix of growth and declines across Canada. Atlantic Canada recorded a 19% increase in starts, while Nova Scotia saw a 97% jump year-over-year, driven primarily by multi-unit projects. Quebec had a 15% increase, largely driven by multi-unit construction. Manitoba, Saskatchewan, and British Columbia posted notable gains, with BC up 39%, fueled by a 47% rise in multi-unit starts. On the other hand, Ontario experienced a slight 4% decline overall.
Rural housing starts were estimated at a monthly SAAR of 22,063 units, showing the ongoing contribution of smaller markets to national housing supply.
Among Canada’s largest cities, Vancouver and Montreal saw substantial year-over-year growth in housing starts. Vancouver recorded 2,526 starts in August 2025, a 46% increase over the same month in 2024, driven by a 51% rise in multi-unit construction and a 9% increase in single-detached homes. Montreal’s starts rose 32% year-over-year to 1,638 units, largely fueled by multi-unit projects. Toronto, however, recorded 2,156 starts, similar to August 2024, with single-detached starts down 41% offset by a 13% increase in multi-unit construction.
Other notable metropolitan trends include Halifax, where housing starts more than doubled year-over-year to 452 units, reflecting strong multi-unit growth, and Saskatoon, which recorded a 44% increase in total starts driven by both single-detached and multi-unit construction. Calgary posted a 21% increase in total starts, while Edmonton experienced a 12% decline.
The August data highlights the tension in Canada’s housing market. The upward trend in housing starts demonstrates underlying demand as population growth and supply shortages continue to pressure construction. At the same time, the significant month-to-month decline in SAAR signals caution among builders, reflecting higher borrowing costs and changing market sentiment.
CMHC’s analysis suggests that future housing starts may continue to adjust downward to align with current economic realities, although overall construction activity remains elevated compared with last year. Monitoring these trends will be critical for policymakers, investors, and developers navigating Canada’s evolving housing landscape.
Multi-use properties, often described as developments that blend residential, commercial, cultural, and recreational spaces into one location, are increasingly shaping the urban landscape. These projects are no longer limited to downtown towers or sprawling suburban complexes; they are appearing across markets worldwide, driven by shifting lifestyles, urban density pressures, and evolving expectations for how people want to live, work, and interact with their communities.
One of the strongest drivers of multi-use property growth is the desire for convenience. By placing retail, dining, office space, and housing within the same development, these projects significantly reduce the need for commuting or long errands. Residents can step out their front door and access services ranging from grocery stores to gyms, often without needing a car.
This model aligns well with the rise of walkable communities, particularly as younger generations prioritize proximity to amenities over square footage. For urban planners and developers, this trend provides a solution to meet housing needs while addressing consumer demand for live-work-play environments. In major Canadian cities like Toronto and Vancouver, where density challenges are acute, mixed-use complexes have become central to new master-planned communities.
Urban areas face a dual challenge: accommodating population growth while managing limited space. Multi-use developments offer a practical solution by consolidating multiple functions into one footprint. This reduces urban sprawl, makes more efficient use of infrastructure, and supports sustainable growth.
In Canada, cities such as Montreal and Calgary have integrated mixed-use zoning into redevelopment projects, ensuring older industrial or underutilized land can be revitalized with a combination of housing, offices, and retail. This not only makes better use of land but also creates vibrant, multi-functional neighbourhoods that encourage foot traffic and reduce reliance on cars.
For retailers and hospitality operators, multi-use properties present a unique opportunity. Having a built-in residential and office population creates a reliable customer base. This makes it easier to sustain local businesses, even in times of economic uncertainty, while also increasing foot traffic for restaurants, cafés, and entertainment venues.
Developments that combine residential towers with hotels, for example, can maximize occupancy and ensure amenities like gyms, pools, and dining spaces are shared across multiple user groups. In markets where tourism and housing demands intersect, such as downtown cores or waterfront districts, this model can help stabilize revenue streams.
Multi-use projects are not just about efficiency; they also strengthen community bonds. By incorporating cultural spaces, green areas, and gathering points, these developments create opportunities for social interaction that traditional single-use zones often lack.
In Canada, some municipalities have encouraged developers to include public art, libraries, or recreation centres within their multi-use plans. This helps address civic needs while ensuring that new neighbourhoods feel inclusive and accessible. For residents, these shared spaces foster a stronger sense of belonging and community identity, and reinforce demand for these residences.
From an investment standpoint, multi-use properties carry a level of resilience that single-use developments may not. Diversified income streams, coming from sources like residential rents, retail leases, office tenants, and hospitality revenues, can help mitigate risk during market fluctuations. If one sector experiences a downturn, other components can sustain the property’s financial performance.
This model has proven attractive to institutional investors, pension funds, and real estate investment trusts, which often prioritize stable, long-term growth. In Canadian markets, where housing affordability remains a concern, multi-use developments that incorporate both market-rate and affordable units may present strategic investments that align financial goals with social responsibility.
Investors are also drawn to multi-use projects because they are often positioned in areas undergoing significant redevelopment. Locations near transit hubs, waterfronts, or revitalized industrial zones tend to see strong appreciation in land value over time. For developers and early investors, this means the potential for outsized gains not only from rental income but also from long-term appreciation as the surrounding neighbourhood matures.
In cities like Vancouver and Toronto, where land is scarce, the density permitted for multi-use projects can significantly increase returns compared to single-use developments. By stacking residential, retail, and office functions, developers can capture multiple revenue streams from the same parcel of land.
One of the underappreciated benefits of multi-use properties is the built-in diversification they provide. Unlike traditional investments that rely on a single tenant type, mixed-use developments create layered revenue. A downturn in office demand may be offset by strong residential leasing, while steady retail performance can balance hospitality fluctuations.
The rise of multi-use properties can also attract the attention of global capital. International investors view these projects as strategic long-term holdings that align with trends in urbanization, sustainability, and demographic shifts. Canadian projects have seen significant interest from overseas buyers, including pension funds and private equity groups seeking exposure to stable, diversified real estate portfolios.
Sustainability is another major factor contributing to the popularity of multi-use properties. By reducing the need for car travel and encouraging walkable lifestyles, these developments can lower emissions and promote healthier living. In addition, many projects integrate green building practices, energy-efficient systems, and shared resources that improve environmental performance.
Canadian initiatives, such as LEED-certified multi-use towers in Toronto and Vancouver, highlight how these developments can meet both market demand and environmental policy goals. Municipalities are also recognizing that multi-use projects contribute to climate resilience by making communities more compact, efficient, and adaptable.
The rise of multi-use properties reflects a broader shift in how cities and communities are being designed for the future. As populations grow and lifestyle preferences evolve, the appeal of living in spaces that combine work, leisure, and social interaction is likely to continue.
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