Investment Presales – Financing Tips for Non-Owner Occupied Purchases
This article was written in collaboration with Liam Foran, Mortgage Specialist at RBC.
The Investment Presale Appeal
Investors are often drawn to presales because they:
- Lock in today’s pricing for tomorrow’s property
- Offer potential for appreciation before completion
- Provide time to arrange financing and investment strategy
But financing a presale as an investment property comes with unique considerations compared to an owner-occupied purchase.
How Financing Differs for Investment Presales
- Higher Down Payment Requirements
Most lenders require at least 20% down for investment properties. For presales, deposits are structured over time, but you’ll need to show funds for the full down payment at completion. - Rental Income Treatment
Some lenders factor projected rental income into your mortgage qualification — but often only partially. RBC can help assess how much income may count toward your borrowing power. - Stricter Qualification Standards
Lenders may apply tougher stress tests and income requirements for non-owner occupied homes. - Tax Implications
GST applies on all presales, and for investments, rebates are different. You’ll also need to plan for rental income tax and potential capital gains down the road. - Carrying Costs & Cash Flow
With interest rates and strata fees, investors need to run realistic numbers to ensure the property is cash-flow positive — or at least aligns with their investment horizon.
Expert Insight from RBC
“Investment presales require careful planning — not just at the point of purchase, but right through to completion. We help investors understand rental income treatment, cash flow, and financing structure early, so their strategy works both on paper and in practice.”
— Liam Foran, RBC Mortgage Specialist
liam.foran@rbc.com | 
778-872-2301
Why RBC’s Presale Program Works for Investors
RBC’s presale mortgage solution offers unique stability for investors:
- No re-qualification at completion — your financing is secure from day one
- No re-appraisal required — protects you if market values shift
- Capped interest rate — shields you against rising rates, with flexibility to capture lower ones if available at completion
For investors, that means less risk exposure and more predictability over a multi-year presale timeline.
Local Insight: North Shore Presale Investments
In North Vancouver and West Vancouver, presale opportunities are in high demand, particularly for investors targeting rental-ready condos in transit-friendly or waterfront locations.
However, with higher average purchase prices and limited inventory, financing discipline is critical. Aligning with a mortgage specialist who understands both the local rental market and presale financing structures is key to a profitable investment.
Pro Tip: Align Your Investment Strategy With Financing Early
Successful presale investing isn’t just about picking the right unit — it’s about ensuring your financing supports your long-term plan. Partnering with a specialist like Liam Foran at RBC means your numbers are solid from day one, and your strategy can weather market changes over the years ahead.
Thinking of Buying a Presale on the North Shore?
Let’s make sure you’re getting the right unit, in the right project, at the right time — with no surprises. Reach out for expert guidance on North Vancouver and West Vancouver presales, and let’s walk through your options together.
