early land assembly closed through real-world strategy
- 4-lot assembly
- R6 zoning
- 53 units buildable
listing
description
This four-lot land assembly at 45880–45898 Chesterfield Avenue was one of the first assembly deals I ever closed — back in 2017. Even then, I was diving deep: performing feasibility analysis, studying zoning bylaws, and preparing real-world development scenarios to support the deal.
The site had already been successfully re-zoned to R6, supporting up to 53 apartment units or 64 seniors housing units, and included 212 feet of frontage and full lane access. With municipal services at the lot line and a level grade, the site was ready for future development — and the buyer recognized that. They were a land banker: not a builder, not a flipper — someone with a long-term view, who wanted to hold the land and let it appreciate while collecting rental income from the existing homes.
That long-view mindset is something I share — and something I’ve earned over 15 years in real estate. This listing — and the many others like it on my site — only tells part of the story. What you don’t see here are the hundreds of deals that didn’t close, the early errors, the tough conversations, the misread policies, the deals that fell apart at the finish line.
That’s where the real learning happened.
Because experience isn’t just a highlight reel. It’s the ability to spot a problem before it happens. It’s knowing what questions to ask, who to talk to, when to push, and when to wait. It’s knowing what works — and what doesn’t — because you’ve seen both.
This deal was a win. But it was also a stepping stone — one that helped shape the strategic, developer-informed, quietly persistent approach I bring to every landowner and every listing today.
investment
thesis
An assembled, rezoned, and serviced multifamily site in a rapidly intensifying downtown core — ideal for long-term land banking or phased redevelopment.
policy
context
Zoned R6, the site permits multifamily development up to 25 metres in height, and was approved for either 53 strata apartments or 64 seniors rental units. With new condo buildings on both sides and full municipal services already in place, the land was primed for eventual development with minimal off-site costs or entitlement risk.
buyer
appeal
The buyer saw the bigger picture — and they had the patience to wait for it. What made this deal happen was early, clear feasibility work, and the ability to walk through the policy, the build-out potential, and the likely timeline. We weren’t rushing to market — we were building a case. That’s how land deals get done.
Assembled and rezoned for mid-rise multifamily
Sold to experienced land banking investor
Informed by deep feasibility and early strategy
specifications
Sold Price: $1,250,000
Total Lots: 4
Total Lot Size: 30,971 SF
Lot Dimensions: 212 ft x 146 ft
Zoning: R6 (Multifamily Residential, up to 25m height)
Buildable Area: Approx. 108,395 SF
Units Approved: 53 Strata Condos or 64 Seniors Units
Existing Income: 3 Homes Rented at $2,900/Month (at time of sale)
Frontage: 212 ft
Access: Frontage + Full Lane
Municipal Services: At Lot Line
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