Put money into a lot and a build. Pull 100% of it back out. Keep the building — and the rent — for life.
Brand New BRRRR is one strategy with several project shapes. In every one: you buy the lot, build a multifamily, and once construction is done you refinance with a traditional lender. The new mortgage plus the HST rebate return your lot-and-build investment. When they return all of it, that's a 100% Perfect Brand New BRRRR.
One strategy. Several ways to build it.
Brand New BRRRR stands for Buy the lot, Raise the building, Rent from day one, Refinance and recover, Repeat. It's new construction — you're not renovating someone else's tired property, you're creating the value yourself. Whether it's a 3-unit, a 6-unit, or a 9-unit, the machine is the same.
The five steps — every time.
Acquire the right land in the right location.
New construction under a fixed contract.
Units leased and cash-flowing at occupancy.
New mortgage + HST rebate returns your capital.
Your money comes home. The asset stays yours.
New mortgage + HST rebate ≥ your lot + build.
You buy a vacant lot. You build a brand-new multifamily. Once construction is done, you refinance with a traditional lender at the completed appraised value — and CRA sends back the HST paid to the builder. When the new mortgage plus the HST rebate together return the majority — and often all — of what you invested in the lot and the build, that is a 100% Perfect Brand New BRRRR.
Get the majority of your money back and it's a strong deal. Get 100% back and it's a 100% Perfect Brand New BRRRR — every dollar out, and you still own the building.
Where the HST rebate comes from.
During construction, HST is paid on the build. Because you're creating new long-term rental housing, the CRA returns the large majority of that HST to you after completion, through the New Residential Rental Property Rebate. Under Ontario's enhanced 2026 rules, eligible new rental units qualify for a much larger rebate than before — and because it applies per unit, a multifamily build recovers a substantial amount. The exact figure scales with your construction cost and the HST paid on it. That rebate is often the piece that lifts a deal from majority-recovered to a 100% Perfect Brand New BRRRR. Rebate amounts, eligibility, and timing depend on your build's dates and structure, so your specific numbers are always confirmed with a tax professional.
Three real project shapes.
These are real Windsor-Essex numbers. The HST rebate in each example is calculated from that build's construction cost and the HST paid on it — so it scales with the project. Yours will depend on your lot, your build, your capital, and your goals.
| Lot purchase | $150,000 |
| Lot closing (LTT + legal) | $3,325 |
| Construction (incl. HST) | $800,000 |
| Construction loan (4%) | $32,000 |
| Insurance | $5,000 |
| Total | $990,325 |
| Appraised value | $1,200,000 |
| Refinance mortgage (75% LTV) | $900,000 |
| HST rebate (CRA) | $92,035 |
| Total recovered | $992,035 |
| Total | $992,035 |
| Mortgage ($900K @ 5.05%, 30yr) | $4,830 |
| Property tax | $450 |
| Building insurance | $300 |
| Utilities / common area | $300 |
| Property management (8%) | $720 |
| Maintenance reserve (3%) | $270 |
| Vacancy buffer (3%) | $270 |
| Total expenses | $7,140 |
Fits: First-time buyers (live in one unit) and investors deploying ~$150K–$200K of equity.
| Lot purchase | $300,000 |
| Lot closing (LTT + legal) | $5,075 |
| Construction (incl. HST) | $1,500,000 |
| Construction loan (4%) | $60,000 |
| Insurance | $5,000 |
| Total | $1,870,075 |
| Appraised value | $2,400,000 |
| Refinance mortgage (75% LTV) | $1,800,000 |
| HST rebate (CRA) | $172,566 |
| Total recovered | $1,972,566 |
| Total | $1,972,566 |
| Mortgage ($1.8M @ 5.05%, 30yr) | $9,660 |
| Property tax | $750 |
| Building insurance | $500 |
| Utilities / common area | $400 |
| Property management (8%) | $1,440 |
| Maintenance reserve (3%) | $540 |
| Vacancy buffer (3%) | $540 |
| Total expenses | $13,830 |
Fits: Investors with ~$250K–$400K in equity. Building qualifies on its own income.
| Lot purchase | $450,000 |
| Lot closing (LTT + legal) | $7,575 |
| Construction (incl. HST) | $2,655,500 |
| Construction loan (4%) | $106,220 |
| Insurance | $5,000 |
| Total | $3,224,295 |
| Appraised value | $4,000,000 |
| Refinance mortgage (75% LTV) | $3,000,000 |
| HST rebate (CRA) | $305,500 |
| Total recovered | $3,305,500 |
| Total | $3,305,500 |
| Mortgage ($3M @ 5.05%, 30yr) | $16,100 |
| Property tax | $1,100 |
| Building insurance | $800 |
| Utilities / common area | $600 |
| Property management (8%) | $2,592 |
| Maintenance reserve (3%) | $972 |
| Vacancy buffer (3%) | $972 |
| Total expenses | $23,136 |
Fits: Experienced investors with $450K+ seeking maximum scale in a single build.
All three models — one table.
| Model 01 · 3-Unit | Model 02 · 6-Unit | Model 03 · 9-Unit | |
|---|---|---|---|
| Unit count | 3 units | 6 units | 9 units |
| Unit type | 4 Bed / 3 Bath | 4 Bed / 2 Bath | 4 Bed / 4 Bath |
| Rent per unit | $3,000/mo | $3,000/mo | $3,600/mo |
| Lot purchase | $150,000 | $300,000 | $450,000 |
| Construction cost | $800,000 | $1,500,000 | $2,655,500 |
| Total all-in | $990,325 | $1,870,075 | $3,224,295 |
| After-build appraisal | $1,200,000 | $2,400,000 | $4,000,000 |
| Refinance (75% LTV) | $900,000 | $1,800,000 | $3,000,000 |
| HST rebate (CRA) | $92,035 | $172,566 | $305,500 |
| Total recovered | $992,035 | $1,972,566 | $3,305,500 |
| Extra cash in pocket | +$1,710 | +$102,491 | +$81,205 |
| % Capital recovered | 100.2% | 105.5% | 102.5% |
| Gross rent/mo | $9,000 | $18,000 | $32,400 |
| Total expenses/mo | $7,140 | $13,830 | $23,136 |
| Net cash flow/mo | +$1,860 | +$4,170 | +$9,264 |
| Net cash flow/yr | +$22,320 | +$50,040 | +$111,168 |
Your money shouldn't be trapped at today's price.
With buy-and-hold, your down payment is locked into the market the day you buy — and if you ever need out early, selling costs and penalties eat it. With Brand New BRRRR, you create the value, pull your capital back at refinance, and still own the building collecting rent. Your money comes home. The asset stays yours.
Six moving parts. One outcome.
~$200/sqft fixed contract.
Flat fee due at occupancy.
Engineered for top rents.
Units pre-leased before completion.
Hands-off — team runs everything.
Traditional lender optimized for new-build refi.
Every project is public.
Aditya has documented these builds on Instagram and YouTube @adityakumarsoma since 2019. Watch the lots get bought, the buildings go up, and the refinances close — in real time.
Join the Brand New BRRRR waiting list.
We take on a limited number of Brand New BRRRR projects at a time, and we work with serious investors we can genuinely help. If that's you, join the waiting list — my team or I will personally reach out to discuss your goals and whether this is the right fit.
Prefer to run your own numbers first? Try the free BRRRR IQ Calculator.
This package is for information only and is not financial, legal, or tax advice. Figures reflect completed Windsor-Essex projects; individual results vary.