What NexLiving Communities does

NexLiving Communities Inc. (TSXV: NXLV) is a Halifax-headquartered Canadian multi-family residential real estate company that acquires, operates, and develops Class A low- and mid-rise rental communities targeting the 55+ Active Living demographic in secondary/bedroom communities across New Brunswick, Quebec, Ontario, and Manitoba. The company owns or has interest in approximately 2,058 residential units, with 108 townhomes under construction in Ottawa (Barrhaven) and a 50% joint venture interest in 169 Winnipeg suites. Properties feature modern finishes, elevators, and heated underground parking, and are designed for long-tenure, maintenance-free retirement living near healthcare, transit, and amenities.

The business model is recurring rental income from a long-tail of individual tenants, complemented by selective property dispositions used to recycle capital. The 2024 acquisition of the 991-suite Devcore portfolio (appraised at $224M) nearly doubled the company's size and brought Devcore principals Jeff York (Chairman) and Jean-Pierre Poulin onto the board. Revenue mechanics are subscription-recurring (monthly rent) with the company reporting $20.7M of NOI in FY2025 (+45% YoY) and $5.1M of Q1 2026 NOI at a 57.9% margin; FFO reached $7.5M in FY2025 (+92% YoY) and $1.9M in Q1 2026. The company is internally managed, pays a $0.01/share quarterly dividend, maintains an active Normal Course Issuer Bid, and holds 68.5% Net Debt to GBV with a 5.04% weighted-average portfolio cap rate.

NexLiving differentiates by avoiding primary Canadian metros in favor of underserved bedroom communities, internalizing property management, and leveraging CMHC-insured mortgage financing (2.72% on the Winnipeg JV). Go-to-market is direct-to-tenant leasing through property-specific webpages and on-site teams, with no third-party distribution. Recent strategic activity combines transformational M&A (Devcore), measured JV expansion (VIDA/Winnipeg), ground-up development (Barrhaven townhomes), and disciplined capital recycling through four named dispositions totaling approximately $30.1M.

Name

NexLiving Communities

Legal name

NexLiving Communities Inc.

Website

https://nexliving.ca

Company type

Public

Founded year

2017

Operating status

Operating

Headcount range

1–10 employees

Short description

NexLiving Communities Inc. (TSXV: NXLV) is a Canadian multi-family residential REIT that acquires and operates approximately 2,058 Class A rental units across New Brunswick, Quebec, Ontario, and Manitoba, targeting the 55+ Active Living demographic in secondary bedroom communities with internal property management.

Ownership category

akta.pro rank

Product category

Multi-Family Residential Real Estate

SIC

Real Estate (6500)

akta.pro primary industry

Independent Living Real Estate Owners/Operators (REITs & Management Companies) (HLADAAAG)

akta.pro secondary industry

Active Adult (55+) Independent Living Communities (HLADAAAD)

Keywords

• Multi-family residential real estate
• Rental property operations
• Active adult housing
• Residential property acquisitions
• Canadian real estate portfolio

Headquarters

HQ city

Halifax

HQ country

Canada

HQ region

North America

Offices9 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Infrastructure, Operations, Personnel, Marketing or Sales, Others

Revenue model

1. Residential Rental Income: Primary revenue stream from monthly rental payments across 2,058 residential units in New Brunswick, Quebec, Ontario, and Manitoba. Q1 2026 NOI of $5.1 million with 57.9% NOI margin.
2. Property Disposition: Selective sales of non-core properties for portfolio optimization and capital recycling. Completed $2.9 million sale of 15-unit property in Gatineau, Quebec.

Pricing tiers

Go-to-market motion2 records

Distribution channels1 record

Marketing channels4 records

Core offering

NexLiving Communities Inc. acquires, owns and operates Class A multi-family residential rental properties in secondary bedroom communities across Canada, targeting the 55+ Active Living demographic. The portfolio of approximately 2,058 units across New Brunswick, Quebec, Ontario, and Manitoba features modern low- and mid-rise buildings with elevators, heated underground parking, and condo-style finishes. The company also selectively disposes of non-core properties to recycle capital into higher-yielding opportunities.

Product overview

NexLiving Communities Inc. operates as a Canadian multi-family real estate company focused on the 55+ Active Living demographic. The company acquires, operates, and grows a portfolio of recently built and refurbished Class A, low- and mid-rise residential properties in bedroom communities across Canada. The portfolio consists of approximately 2,058 residential units across New Brunswick, Quebec, Ontario, and Manitoba, with 108 units under construction in Ottawa and a 50% joint venture interest in 169 units in Winnipeg. Properties feature modern amenities including elevators, heated underground parking, and condo-style finishes. The company is internally managed and listed on TSXV under symbol NXLV.

Differentiator

Problem solved

Functional benefit

Products and services

• NexLiving 55+ Active Living Communities Multi-family residential rental properties targeting the 55+ Active Living demographic in Canadian bedroom communities. Portfolio consists of Class A, low- and mid-rise buildings with modern fixtures, elevators, heated underground parking, and amenities designed for hassle-free, maintenance-free living.
• Gatineau Portfolio Multi-family residential properties in Gatineau, Quebec including 475 units across multiple properties (Place du Golf, Saint James, JGR, Nelson Morin, Pointe Gatineau, Prado, Progres, and Futaie), with construction dates ranging from 1976 to 2021.
• Saint John Portfolio Multi-family residential properties in Saint John, New Brunswick including properties at Noel Avenue and Via Calabria locations.
• Cornwall Portfolio Multi-family residential properties in Cornwall, Ontario including 275 units at Brookdale Ave and Glengarry Blvd locations.
• Val D'Or Portfolio Multi-family residential property in Val D'Or, Quebec consisting of 83 units at Roland Audet, built in 2019.
• Thurso Portfolio Multi-family residential property in Thurso, Quebec consisting of 75 units at Rue Fraser, built in 2023.
• Embrun Portfolio Multi-family residential properties in Embrun, Ontario including properties at Capri Ave and St Moritz Trail.
• Limoges Portfolio Multi-family residential property in Limoges, Ontario at Bordeau Blvd, built in 2017.
• Oshawa Portfolio Multi-family residential property in Oshawa, Ontario at Emma St.
• Lindsay Portfolio Multi-family residential property in Lindsay, Ontario at 35 Angeline Str. S with 58 units, built in 1977.
• Strathroy Portfolio Multi-family residential property in Strathroy, Ontario at 294 Saulsbury Street with 40 units, built in the 1960s.
• Ottawa The Conservancy Townhomes (Under Development) 108 two-storey stacked townhomes under construction in Barrhaven, Ottawa as part of The Conservancy master-planned community. Units range from 900-1,033 sq. ft. with 2 bedrooms, 2 bathrooms, 9' ceilings, granite countertops, and laminate flooring. Expected completion late 2026.
• Winnipeg Portfolio (Joint Venture) 50% ownership interest in a portfolio of 169 suites across eight multi-residential properties in Winnipeg, Manitoba. Joint venture with VIDA property management. Portfolio financed with $14.4 million CMHC mortgages at 2.72% weighted-average rate.

Quantifiable outcome

• Q1 2026 same-property NOI increased 5.0% with 3.4% revenue growth
• +2 more outcomes

Named customers1 record

Segments1 record

Ideal customer profiles1 record

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Eleven partnerships are on record, tiered core and minor.

• Caivan Homes Barrhaven Conservancy Inc.coreStrategic or Co-development Partner · 25 September 2025Purchase agreement for 108 townhome units in Barrhaven, Ottawa master-planned community. Construction expected completion late 2026. Total purchase price approximately $43.5 million.
• VIDAcoreStrategic or Co-development Partner · 1 May 202550% ownership partnership in 169-suite Winnipeg portfolio across 8 properties. VIDA continues as property manager. NexLiving equity investment of $1.8 million. Portfolio financed with $14.4 million CMHC mortgages at 2.72% weighted-average rate.
• Devcore Group Inc.coreStrategic or Co-development Partner · 3 September 2024Devcore transaction closed September 2024: acquisition of 991-suite portfolio (16 properties) with appraised value of $224 million in exchange for 16,333,682 shares and assumption of $164.5 million in mortgages. Devcore principals Jeff York and Jean-Pierre Poulin joined NexLiving board as Chairman and board member respectively.
• Computershare Trust Company of CanadaminorOthersTransfer agent located at 1500 Robert-Bourassa Blvd, 7th Floor, Montreal, QC H3A 3S8. Provides shareholder services and stock transfer capabilities.
• PricewaterhouseCoopers LLPminorOthersExternal auditor located at Cogswell Tower, 2000 Barrington Street, Suite 1101, Halifax, NS B3J 3K1.
• Cox and PalmerminorOthersReal estate legal counsel located at 1100-1959 Upper Water Street, Halifax, NS B3J 3E5.
• McInnes CooperminorOthersSecurities legal counsel located at 1300-1969 Upper Water Street, Halifax, NS B3J 3R7.
• Ventum Capital MarketsminorOthersAnalyst coverage provided by David Chrystal at 613-227-3702 / [email protected].
• Raymond JamesminorOthersAnalyst coverage provided by Brad Sturges at 416-777-7189 / [email protected].
• Cormark SecuritiesminorOthersAnalyst coverage provided by Sairam Srinivas at 416-943-6436 / [email protected].
• Raymond James Ltd.minorOthersDesignated broker facilitating Normal Course Issuer Bid share purchases. ASPP allows purchases during blackout periods.

Scale indicators10 records

Recent moves7 records

Expansion highlights6 records

Direct peers

• InterRent REIT: Canadian multi-family residential REIT focused on mid-rise and townhome properties in Ontario, Quebec, and British Columbia. Comparable to NexLiving in property class (mid-rise Class A with modern amenities) and tenant demographic focus on urban professionals, with overlap in Ontario and Quebec markets.
• Killam Apartment REIT: Canadian multi-family residential REIT with a portfolio of apartments and townhomes across Atlantic Canada, Ontario, Alberta, and British Columbia. Highly comparable to NexLiving given its focus on secondary and mid-sized markets, with similar unit count scale and direct overlap in Atlantic Canada markets (Moncton, Saint John).
• Minto Apartment REIT: Canadian multi-family residential REIT with a portfolio focused on Ontario, Quebec, Alberta, and British Columbia. Comparable to NexLiving in product type (newer multi-family buildings in mid-sized markets) and geographic overlap, though with stronger urban concentration.
• Boardwalk REIT: One of Canada's largest multi-family residential REITs with over 33,000 units, concentrated in Alberta, Saskatchewan, Ontario, and Quebec. Comparable to NexLiving in product type (apartment buildings) and geographic overlap (Ontario, Quebec), though at materially larger scale.
• Mainstreet Equity Corp. Canadian value-add multi-family REIT focused on mid-sized cities across Western Canada. Comparable to NexLiving in its focus on secondary markets and value-add repositioning strategy, with similar growth through acquisitions.
• Northview Residential REIT (formerly Northview Fund): Canadian multi-family residential REIT with properties across multiple provinces. Comparable to NexLiving in product type and secondary market focus, with overlap in Ontario markets.
• Morguard Corporation (Residential): Canadian real estate company with a multi-family residential portfolio across Ontario, Alberta, and Quebec. Comparable to NexLiving in product type and geographic focus, though at a larger scale with broader asset class exposure.

Emerging players

• Invesque Inc. Canadian healthcare and senior living real estate company. Comparable to NexLiving given its focus on 55+ senior living, with NexLiving's Lead Independent Director Richard Turner having previously served as Board Chair of Invesque. Both target the aging demographic but Invesque is more focused on assisted living and care facilities.
• Equiton: Canadian private multi-family real estate investment and management company focused on apartment buildings in Ontario and Western Canada. Comparable to NexLiving in product type and growth through acquisitions, though structured as a private fund manager with multi-family as one of several asset classes.

Broad incumbents

• Canadian Apartment Properties REIT (CAPREIT): Canada's largest multi-family residential REIT with over 65,000 units across urban and secondary markets. Comparable to NexLiving in core product type, but operates as a broad incumbent with national reach, institutional scale, and TSX listing.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks7 records

Key highlights7 records

Customer concentration

• Xx.com/ViveREComm
• LinkedInlinkedin.com/company/vivere-communities-inc.

Revenue estimate

Valuation estimate

Number of profiles

Profiles8 records

Subsidiaries2 records

Funding overview

Funding rounds1 record

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about NexLiving Communities