For Dutch investors
A fixed 6% coupon,secured by Canadianrental homes.
Canada Woonfonds connects Dutch capital to a structural shortage of rental housing in Metro Vancouver. You invest in a bond with a fixed coupon plus additional interest at exit, secured by a tangible, transit-oriented real-estate project.
Fixed annual coupon
Projected total return (realistic scenario)
Rental units in Metro Vancouver
Government-insured financing
The invitation
A direct bridge between Dutch capital and Canadian housing.
This offering is intended for Dutch investors seeking a tangible, secured alternative outside the Dutch market. No market volatility, no paper returns: a fixed coupon, a clear structure, and additional interest when the real estate is sold.
The opportunity
Canada is building a nation of renters.
Canada faces a structural housing shortage. An estimated 3.5 million additional homes are needed by 2030.
Home ownership is declining, immigration is at record highs, and stricter mortgage rules lock millions of working households out of buying. The result is a permanently expanding rental market and a chronic shortage of quality rental housing.
Portal is designed to sit exactly at that intersection of demand and supply.
Additional homes needed in Canada by 2030
CMHC
Of all new apartment construction is CMHC-insured
Build Canada Homes: a mandate for 500,000 homes
British Columbia mandates higher density near public transit
Why now
Box 3 is changing. Canada offers a realization-based alternative.
The Netherlands is overhauling its Box 3 tax to levy tax on unrealized gains. You will pay tax on growth you have not yet received in cash.
For capital held in Dutch real estate or savings, that creates a structural, permanent drag on net returns.
Canada taxes capital gains only on realization, not on paper, and for Dutch investors there is generally no Canadian withholding tax. A Canadian bond with a fixed coupon and additional interest on sale is therefore not only attractive on yield; fiscally it is a structurally stronger position.
Gains taxed only on realization. Generally no withholding tax.
The project
Portal: some 160 rental units, right next to the station.
WCMIF acquired the land for Portal in 2023. After Bill 44 and Bill 47, which mandate higher density near transit hubs, became law, the site was rezoned in late 2025 to twelve storeys and roughly 160 units.
Portal sits directly across from the Port Haney West Coast Express station in the heart of Maple Ridge, Metro Vancouver. The line has run since 1995 and carries about 7,200 commuters into downtown Vancouver each day.
The design adds rental apartments plus ground-floor commercial space: the coffee, food and daycare that the station still lacks. Maple Ridge's hospital is five minutes away.
- Location
- 11577 223rd Street, Maple Ridge, BC
- Scale
- ~160 rental units + ground-floor commercial space
- Building
- 12 storeys, concrete, approx. 124,000 sq ft
- Unit mix
- A family-oriented mix of one-, two- and three-bedroom homes
- Financing
- CMHC MLI Select
- Permitting
- Development permit submitted; approval expected in 2026
Security
Protection first. Then return.
A cross-border offering deserves a clear structure. Here is how your capital is secured.
Government-insured financing
The senior financing runs through CMHC MLI Select, a Canadian government-insured mortgage program that finances roughly 85% of all new apartment construction. The loan is sized to cost, not to appraised value.
Tangible collateral
You are not investing in an idea, but in land and a building owned by the fund, with the completed building expected to provide a substantial value buffer above the debt.
Government tailwinds
Bill 44, Bill 47 and Build Canada Homes ($13B) are designed to accelerate exactly this kind of housing. Portal is positioned to benefit.
Proven sponsor with skin in the game
WCMIF has its own capital invested in the project and previously delivered Beach House at Saratoga, sold out in 45 days and returning about 13% a year to investors.
Returns
A fixed coupon, plus additional interest on sale.
You receive a fixed annual coupon of 6%. On redemption you also receive additional interest, tied to the sale result of the stabilized real estate. Three scenarios.
total annual return
With conservative sale assumptions. The cautious floor.
total annual return
The base case, in line with current Metro Vancouver market values.
total annual return
With a stronger sale result.
Each scenario includes the fixed 6% coupon plus additional interest at exit, linked to the outcome of the project. The full terms and scenario modelling are set out in the brochure and information memorandum.
Indicative and subject to change. Final return scenarios, terms and risks are set out in the information memorandum. Past performance is no guarantee of future results.
The team
Seasoned real-estate professionals on both sides of the ocean.
One mission: connecting Dutch capital with Canadian housing.
Ralph van der Walle
Founding Director, Canada
20+ years structuring investment funds for developments, asset acquisitions and investor relations; former Chief Compliance Officer at a BC Exempt Market Dealer. Born in the Netherlands, emigrated to Canada in 1984. Founder of WCMIF (2018).
Ryan Tam
VP Capital Markets & Development, Canada
Fifteen years across corporate banking, capital advisory and commercial real estate. Began his career at one of the world's largest financial institutions and later structured financing for real-estate projects across Canada and the U.S.
Aaryaman Sethi
Project Controller, Canada · CPA, MBA
Deep experience in real-estate development, internal audit and capital markets; started at RSM. Focused on multifamily and purpose-built rental developments across BC, including CMHC-supported projects. Registered mortgage broker.
Henri Schouten
Intermediary, Netherlands
Twenty years structuring investment funds, asset acquisitions and investor relations. Founding partner of Cortese Capital, which since 2010 has structured and managed sustainable rental-housing funds in the Netherlands, with sixteen funds placed. Your point of contact in the Netherlands, and the link between Dutch investors and the team in Canada.
Proof
A team that delivers.
WCMIF is a real-estate mutual fund trust (2018) registered with the Canada Revenue Agency (CRA) that has paid monthly distributions to investors since inception.
Its first development, Beach House at Saratoga (30 oceanfront homes on Vancouver Island), sold out in a 45-day pre-sale at record per-square-foot prices.
Annual return to investors on Beach House
Fully sold out in pre-sale
WCMIF operating since, with monthly distributions
The bond
The offering at a glance.
Full terms, risks and scenarios are set out in the brochure and information memorandum.
- Instrument
- Canadian bond
- Coupon
- 6% fixed per year
- Additional interest
- Payable on redemption; see the information memorandum
- Collateral
- Transit-oriented rental project (Portal)
- Senior financing
- CMHC MLI Select (government-insured)
- Price per bond
- €25,000
- Minimum investment
- €100,000 (4 bonds)
- Q2 2026Series A subscription opens
- Q3 2026Development permit & CMHC MLI Select application
- Q1 2027Construction start (~24-month build)
- Q1 2029Completion & lease-up
- 2030–2032Redemption & additional interest; potential forward sale
Contact
Request the brochure.
Receive the full brochure and schedule a confidential conversation with our team. We are glad to walk you through the structure, the safeguards and the return scenarios in person.
- Phone (Canada)
- +1 604 235 2370
Henri Schouten
Intermediary, Netherlands
Your point of contact in the Netherlands.