15% Annual Preferred Fixed Return


TFSA & RRSP Eligible


Langford, BC

One of Canada’s fastest growing communities

90% of all Millionaires become so through owning real estate. More money has been made in real estate than all industrial investments combined. The wise young man or wage earner of today invests his money in real estate

Andrew Carnegie, Philanthropist

Large Investors like pension plans, endowments, and ultra-high net worth family investors are now allocating up to 55% of their portfolio into private investments and real estate.

How are you allocating to private investments?


Limited Partner / General Partner

Become a partner with the developer (general partner)

Contracted Preferred Fixed Return of 15%


Tranche one

$4.225 million
  • Zoning in place as per the new Langford Official Community Plan
  • Tranche one completion in 6 months with development permit in place
  • Purchased land at $2.275M on .51 acres
  • Prime central location just blocks from the town centre
  • Good economics based on 76 units with upside potential ²

Tranche two¹

$4.225 million
  • Completion within 24 months after completion of tranche one
  • Development, construction and sales
  • Minimum 76 affordable condominium homes ¹

Note ¹: References made to the company’s term sheet
Note ²: Current base assumption is to build 76 condominium homes.

Projected Costs

Land Purchase $2,225,000
Soft Costs $3,105,000
Finance Costs $1,406,000
Hard Costs $15,170,000
Development Costs $500,000
GP Costs $845,000
TOTAL $23,251,000
Equity Sources
Debt Financing
Projected Profit $7,713,437
Projected Return on Cost 33.17%
Projected Project IRR 26.71%
TOTAL $23,251,000

Further financial incentive for early investors, contact us!

Limited Partnership Return On Equity

Investors will receive a targeted annualized 15%* preferred return on unit investments per schedule

Months Invested Potential Returns
3 3.75%
6 7.5%
9 11.25%
12 15.0%
15 18.75%
18 22.5%
21 26.5%
24 30%
27 33.75%
30 (Projected) 37.5%
33 41.25%
36 45%

*Exit upon sale of real estate and distribution of profits

Proforma – 76 Units

Note 1: Hard costs include off-site and on-site services, civil works, building construction and landscaping

Note 2: Soft costs include insurance, taxes, levies, home warranty, permitting, architectural, engineering, quantity surveyor, legal and accounting

Note 3: General partner costs include equity financing cost and management fee

PROJECTIONS Total /Unit /ft2
REVENUE $32,940,900 $427,603 $636.54
Sales Commission $1,976,454 $25,668 $38.19
Net Sales Proceeds $30,964,446 $402,135 $598.35
 – LAND PURCHASE $2,225,000 $28,896 $42.99
– SOFT COSTS $3,105,000 $40,325 $60.00
 – PRE-CONSTRUCTION $500,000 $6,493 $9.66
 – FINANCE COSTS $1,406,000 $18,260 $27.17
 – HARD COSTS * $15,170,000 $197,012 $293.14
 – GP COSTS $845,000 $10,974 $16.33
$23,251,009 $301,960 $449.30
PROFIT $7,713,437 $100,174 $149.05
* HC + Contingency based on buildable PPSF Efficiency at 80% AND includes on/off sites

Projected Return On Cost = 33.17%

Projected Project IRR = 26.71%

Preliminary Massing

Preliminary Massing

Current conforming architectural design is to build 76 units with 104 underground parking stalls. The design meets all of the City of Langford zoning requirements.

Initial massing of the 76 units is for 52,560 sf of sellable property.

1-bedroom: 560 sf average
2-bedroom: 830 sf average

AFFORDABLE: The developer expects the Goldstream Residences to be some of the least expensive new product available on the west coast.



Local Amenities

Local fun for the old and the young

  • Victoria 13.5 km

Golf & Tennis

  • Private Royal Colwood Golf Club across the street from Goldstream Residences est. 1913
  • Bear Mountain Golf & Tennis Resort
  • 36 holes designed by Jack Nicklaus, indoor/outdoor red clay tennis courts
  • Olympic View Golf Club

Sports Team

  • Pacific FC, Canadian Premier League (granted ownership 2019)
  • Starlight Stadium (6,200 seats)
  • Home of Rugby Canada


  • Mount Washington – 2.5 hour drive


  • Sombrio Beach – 1.3 hour drive
  • Jordan River – 1 hour drive

Parks and Recreation

  • Goldstream Provincial Park almost 1000 acres
  • 4 Lakes – Langford Lake, Glen Lake, Florence Lake and Lake Ida Anne


In 2022, Langford ranked 3rd fastest growing city in Canada.

Langford #1 on the top-10 list of fastest-growing cities in B.C.

Attracting businesses, offices and jobs is by design, to allow families to live and work in one place.

Langford ranked best community in B.C. by Maclean’s magazine

Through strong partnerships with the business, recreation and development community, the City of Langford has been able to keep property taxes low, allowing residents an affordable and well-rounded quality of life.

Langford was ranked the most liveable place in Canada by rates.ca

It is an attractive, small but fast-growing west coast city.

Langford top list of B.C.’s most resilient cities amid the pandemic from BC Business and Environics Analytics

Based on demographic, workforce composition, real estate, and employment trends.


Since its incorporation in 1992
Long-time Mayor Stew Young –elected since it was incorporated in 1992 – is committed to densifying Langford’s city centre for the benefit of the majority.
“We’re adding 2,000 to 3,000 people a year here…
2,000 homes will need to open each year in Greater Victoria for the next five years to keep up with demand.”

Population estimates graph

Recent developments in the city

Langford Gateway

$270M condo development

One Bear Mountain

$1 billion luxury condo development

Business Growth

Recently voted Best Place for Work in BC -BC Business Magazine

“We roll out the red carpet for anybody with a new business, and we make sure that we look after them….I phoned Costco to come, I phoned Home Depot, and we went after a lot of the big boxes in the beginning­­­ to create a tax base.” Mayor Stew Young

September 2021 – $44 million tech investment, Plexxis Software relocates headquarters from Ontario, opening August 2022

Trusted and experienced team | Experts in real estate project development

Robert Fraser

CEO and President

Goldstream Residences Corp. (Developer)

Bob provides for Goldstream Residences Corp. a 30-year career of expertise in real estate acquisition, finance, and development. After entering the corporate world as a business analyst with Dun & Bradstreet Corporation growing to senior management, Bob moved to a more entrepreneurial role in the real estate industry. Bob continues to be active in all facets of real estate development in the U.S., Mexico and Canada. His time and tenure as a specialist in finance and real estate brings proficiency to facilitate and manage a debt fund and specifically to analyze the value of the real estate assets being funded.

1201 – 750 West Pender Street
Vancouver, BC
V6C 2T8

This document has been prepared by Goldstream Residences Corp. (“the Company”), the general partner of Goldstream Residences Limited Partnership (together the “Issuers), and is being provided solely as a guide to give background information to enable recipients to assess whether they wish to enter into discussions with the Company regarding this development project. *All statements or views expressed and all statements relating to expectations regarding future events or the possible future performance of the proposed transaction represent the Issuers’ assessment and interpretation of information available as of the date of this document. Prospective Investors must determine for themselves what reliance (if any) they should place on such views, and the Issuers accept no responsibility in respect thereof. Prospective investors are strongly advised to conduct their due diligence, including, without limitation, the legal and tax consequences of investing in the proposed transaction. *No representation or warranty, expressed or implied, is or will be given by the Issuers or any of their advisors. Should any views be given as to expectations, these are illustrative only; none of the opinions should be taken as forecasts or promises on the part of the Issuers, nor should they be taken as implying any indication, assurance or guarantee that those assumptions are correct or exhaustive. *All liability for reliance on the contents hereof is expressly excluded. *This document does not constitute investment advice. This document does not amount to an invitation or inducement to buy or sell an investment, nor does it solicit any such offer or invitation in any jurisdiction as it is only provided for information purposes. *Should participation occur such participation may expose potential investors to a significant risk of losing their investment.

*This document may contain forward-looking information that is or may not be complete. Any project analysis and forward-looking information is the Issuers projections based on project planning and analysis using industry-accepted assumptions and analysis techniques for the real estate market for the Project and is subject to error. While the Issuers’ management believes its assumptions and analysis are valid and reasonable, actual results may vary from the forward-looking information and there are a number of inherent risk factors, such as variability in real estate pricing, prices for construction materials, and government policy that could have a negative impact on the Issuers or project and could cause actual results to differ materially from the forward-looking information. The Issuers undertake no responsibility to update their forward-looking information. The reader is directed to the Issuer’s current disclosure document, if any, for full consideration of the risks, assumptions, and forward-looking information.

© Goldstream Residences Corp. All rights reserved