Bayvest - Urban Self-Storage Development

Who We Are

We build what institutions want to own — and investors share in the value created.

Bayvest is a Toronto-based developer of urban, climate-controlled Class A self-storage facilities. We manage the full development-to-exit cycle — site acquisition, entitlement, construction, lease-up and disposition — in supply-constrained GTA submarkets where the urban core holds just 1.2 square feet of storage per capita, a fraction of the North American average.

Our completed facilities are operated by leading national storage platforms and have attracted unsolicited acquisition interest from institutional buyers including REITs, pension-fund investors and private equity.

9

GTA Projects Delivered or Underway

2

Facilities Opening 2026

450k+ sf

In Development Pipeline

St. John's self-storage facility, Aurora

St. John's, Aurora — Opened May 2026

What We Do Well

Four disciplines. One repeatable model.

Development returns aren't found — they're engineered. Every Bayvest project runs through the same four disciplines, proven across market cycles.

01

Securing irreplaceable urban sites

High-density, high-visibility trade areas with restrictive zoning and scarce land — barriers that protect our assets from competing supply long after we build.

Our current sites: fewer than 10 competing facilities within 3 km; 40,000–66,000 vehicles passing daily.

02

Entitlement & municipal navigation

We move projects through complex urban approvals others avoid — and have secured the active support of Toronto Economic Development as an advocate for our projects.

Gold Star fast-track status secured at Shorncliffe; both current development sites already zoned for self-storage.

03

Cost discipline in delivery

Direct, line-by-line management of construction. When tenders came in 46% over budget post-COVID, redesign contained the increase to ~9%. When U.S. tariffs threatened inputs, we re-sourced to Canadian steel and locked pricing by contract.

St. John's delivered $0.9M under bank-approved budget; ~$1.4M in tariff exposure avoided.

04

Institutional operations & exits

Facilities are operated by leading national storage platforms, and built to the specification institutional buyers underwrite — creating a defined, competitive exit at disposition.

Unsolicited acquisition enquiries received on current assets from national REITs, pension-fund investors and private equity.

The Benefit to the Investor

Structured around our investors.

Development creates value that buying stabilized assets cannot — and our fund structure is built so investors capture it first.

Δ

Development profit, captured inside the fund

We build at today's reset cost basis and exit at institutional cap rates. That spread — the development profit — belongs to the fund, not to a seller. Unlike acquiring stabilized assets at compressed yields, investors participate in the value creation itself.

8%

Preferred return before we participate

Limited partners receive full return of capital plus an 8% annual preferred return before Bayvest earns any share of profit. Our upside sits behind yours.

5%

Our capital, invested beside yours

Bayvest principals invest 5% of total equity as limited partners, on identical terms. We are investors in every fund we raise — alignment is structural, not rhetorical.

4×

Reporting you can hold us to

Quarterly activity reports and financial statements to an investor portal, annual audited financials, and independent third-party appraisals of completed projects by Cushman & Wakefield.

Minimum Investment

$250,000

Preferred Return

8% to LPs

Fund Term

5 yrs + 2-yr option

Profit Split After Pref

80 / 20 LP-GP

Our Results

We report against what we promised.

Fund 1 launched in April 2022 into the hardest development window in a generation — rate shocks, tender inflation, tariffs. The portfolio is now tracking ahead of its original underwriting.

Fund 1 — As Underwritten, 2022

Net LP Equity Multiple2.03x

Net LP IRR26.8%

Portfolio Value at Exit$82.7M

Current Position — June 2026

Projected Net LP Equity Multiple3.04x

Projected Net LP IRR~33%

Estimated Portfolio Value$144.2M

Current position per the Fund's June 2026 returns model: $88.8M projected equity proceeds on $25.0M of investor equity. Assumes storage dispositions in 2027 at a 5.35% capitalization rate — above the top of the published GTA range — and final industrial condominium closings in 2028. Projections are targets, not guarantees; actual results will depend on market conditions at exit. Completed projects are independently appraised by Cushman & Wakefield.

Who We Serve

Capital that understands development.

I

Qualified Investors

Accredited individuals investing through exempt-market offerings, seeking direct exposure to institutional-grade development returns.

II

Family Offices

Multi-generational capital seeking hard-asset value creation with disciplined governance, alignment and transparent reporting.

III

Institutional Investors

Funds and institutions seeking development exposure in a sector with proven institutional exit liquidity and structural undersupply.

$250,000

Minimum investment. Bayvest funds are offered to qualified investors under available prospectus exemptions. Current Fund 1 investors — institutional and family office — are available as references to prospective investors.

Now Raising

Our Current Offering — Urban Toronto Self-Storage

$35.0M limited-partner raise to develop two Class A, climate-controlled facilities on fully zoned sites in supply-constrained downtown-west Toronto — 303,000 sf across Dupont Street and Dundas Street West.

Concept rendering

Project Dupont

1020 Dupont St · 153,000 sf GFA · Zoned

Concept rendering

Project Dundas

2000 Dundas St W · 150,000 sf GFA · Zoned

$35.0M

LP Capital Raise

$90.8M

Total Capitalization

$165M

Projected Exit Value

27.7%

Target Blended LP IRR

3.27x

Target LP Equity Multiple

5 + 2 yrs

Term + Extension

Target returns per the offering model, June 2026: exit at a 5.35% capitalization rate — deliberately conservative against recent institutional transactions implying 4.5–4.75% on stabilized Class A portfolios — with 65% LTC construction financing. Targets are not guarantees.

Request the Investor Summary Arrange a Site Tour

Track Record

1.29 million square feet, delivered.

Nine GTA self-storage developments delivered or underway — acquired and operated post-completion by national platforms including SmartStop Self Storage, whose independent operating results validate our underwriting.

Castlefield, Toronto

269,000 sf

Leaside, Toronto

172,000 sf

Dundas St. W., Toronto

147,000 sf

Fruitland Rd., Stoney Creek

125,000 sf

St. John's, Aurora

123,000 sf · Opened 2026

Appleby Line, Burlington

116,000 sf

Cornwall Rd., Oakville

110,000 sf

Shorncliffe, Etobicoke

127,000 sf · Opening Dec 2026

Completed developments have realized more than $320M in exit value. Average five-year equity multiple across four benchmark projects: 3.1x, with unleveraged year-ten yields on cost averaging 14.1%.

Management

Principals who've built through every cycle.

Declan Sinclair

Managing Partner

Senior real estate investment and development executive with 20+ years across industrial and self-storage assets. Leads Bayvest's investment and development activities — site acquisition, capital structuring, financing, construction execution and disposition. Formerly in leadership at Royal LePage Commercial; has delivered more than 1.29M sf representing over $320M in asset value.

Samira Jaffer

Managing Partner

Senior real estate and capital markets executive with 25+ years across real estate investment and structured finance. Oversees construction, budgeting discipline, financing strategy and delivery. Previously Vice President, Debt Capital Markets at TD Securities. M.B.A. (City, University of London), CFA charterholder, registered Broker of Record in Ontario.

Jason Marks

Managing Partner

Decades of experience across real estate development, asset management and capital markets. Former CEO of Shiplake Properties, where he led development of 1,000+ purpose-built rental homes; partner at Markee Developments. Formerly Vice Chair and SVP at TD Securities and TD Bank. M.B.A., Harvard University; B.E.Sc., Western University.

Contact

See the assets in person.

We're proud of what we build — and we'd rather show you than tell you. Prospective investors are invited to tour our operating and under-construction facilities, and to question any aspect of our budgets, underwriting or returns model.

Request the Investor Summary

Managing Partner

Declan Sinclair

Email

dsinclair@bayvest.ca

Telephone

(416) 625-6809

Office

77 Bloor Street West, Toronto