IN8 Developments
IN8 Developments is a privately held Southwestern Ontario real estate developer of purpose-built condominium and townhouse projects. With integrated construction and property management subsidiaries, it serves student, professional, and general residential buyers across Hamilton, Kingston, Kitchener-Waterloo, and London, Ontario.
- Company typePrivate
- Founded2004
- HeadquartersWaterloo, Canada
- Headcount51–100
- GTM typeB2C
- OfferingServices
What IN8 Developments does
IN8 Developments is a privately held real estate developer founded circa 2004 and based in Southwestern Ontario, Canada. The company develops purpose-built residential housing, principally condominium and townhouse projects, across submarkets including Hamilton, Kingston, Kitchener, Waterloo, and London. The portfolio is organized under multiple sub-brands, with the Sage series covering condominium and rental properties in Waterloo-Kitchener (Sage Two through Sage Platinum II, plus Sage Kingston and Sage X), the Ivy series covering townhouses, and additional brands including DTK Condos, TEK Tower, Crown Condos, and 1107 Main Street. The company is founder-controlled, with Eva Rygielski serving as President and Founder (alongside Darryl Firsten, also listed as President and Founder), and Paul Rygielski leading the affiliated IN8 Construction Management subsidiary. Operations are vertically integrated through IN8 Construction Management for construction services and Sage Living for property management on Sage-branded rental properties.
The product portfolio spans mid-rise condominiums and stacked townhouses (typical Sage and Ivy configurations of 4 to 8 storeys) and has scaled into high-rise tower developments including the 23-storey Sage Two and TEK Tower in Kitchener's downtown core. Current active developments at the time of analysis include TEK Tower (high-rise, Kitchener), Crown Condominiums (9 storeys, 182 residential units plus 7 commercial spaces, Kingston, with occupancy commencing May 2025), and 1107 Main Street (ground-breaking November 2024 in Hamilton's Westdale near McMaster University and Hospital). Past projects have demonstrated rapid sales absorption, with select buildings selling out in one to three weeks from launch.
Revenue is generated primarily through one-time sales of condominium and townhouse units to individual residential buyers, with supplementary recurring revenue from rental properties managed through Sage Living. The go-to-market is direct-to-consumer, using project-specific microsites for lead capture and dedicated sales teams for conversion. Customer segments include university students (notably near McMaster and University of Waterloo), young urban professionals, and general residential buyers. Unit-level pricing is not publicly disclosed; prospective buyers register through project-specific platforms to engage the sales team.
IN8 Developments firmographics
Firmographics- Name
- IN8 Developments
- Legal name
- IN8 Developments
- Website
- https://in8developments.ca
- Company type
- Private
- Founded year
- 2004
- Operating status
- Operating
- Headcount range
- 51–100 employees
- Short description
- IN8 Developments is a privately held Southwestern Ontario real estate developer of purpose-built condominium and townhouse projects. With integrated construction and property management subsidiaries, it serves student, professional, and general residential buyers across Hamilton, Kingston, Kitchener-Waterloo, and London, Ontario.
- Ownership category
- akta.pro rank
IN8 Developments industry classification
Industry- Product category
- Residential Real Estate Development
- NAICS
- New Housing For-Sale Builders (236117)
- SIC
- Land Subdividers & Developers (No Cemeteries) (6552), Operative Builders (1531)
- akta.pro primary industry
- Residential Land Development & Subdivision Homebuilding (Build-to-Sell Communities) (IMAFABAL)
- akta.pro secondary industry
- Spec Home / Production Homebuilding (Tract & Volume Builders) (IMAFABAD)
Keywords
Where IN8 Developments is headquartered
LocationHeadquarters
- HQ city
- Waterloo
- HQ country
- Canada
- HQ region
- North America
Offices1 record
Markets served
IN8 Developments business model
Business model- GTM type
- B2C
- Offering type
- Services
- Cost components
- Operations, Personnel, Supply Chain, Marketing or Sales, Infrastructure
Revenue model
- Residential Property Sales: IN8 Developments generates revenue primarily through the sale of residential condominium and townhouse units. Past projects demonstrate rapid sales velocity, with properties like Sage Platinum II selling out in 3 weeks, Sage Platinum in 2 weeks, and Ivy Three in 1 week. The company develops purpose-built housing targeting student populations, young professionals, and general residential buyers in Southwestern Ontario markets.
Go-to-market motion1 record
Distribution channels1 record
Marketing channels6 records
IN8 Developments product offering
Product offeringCore offering
IN8 Developments is a Southwestern Ontario real estate developer that designs, builds, and sells purpose-built residential condominium and townhouse projects in markets such as Hamilton, Kingston, Kitchener, Waterloo, and London. The company operates an integrated stack spanning development (IN8 Developments), construction management (IN8 Construction Management), and ongoing rental property management (Sage Living). Units are sold directly to end-buyer consumers via project-dedicated websites and an in-house sales team, targeting students, young professionals, and general residential buyers near universities and downtown cores.
Product overview
IN8 Developments is a real estate development company specializing in purpose-built housing solutions across Southwestern Ontario. The company operates a multi-brand portfolio of condominium and townhouse developments (Sage series, Ivy series, Crown Condos, TEK Tower, DTK Condos, 1107 Main) complemented by rental property management through Sage Living. Construction services are provided through affiliated company IN8 Construction Management. Projects span Hamilton, Kingston, Kitchener, Waterloo, and London, Ontario markets.
Differentiator
Problem solved
Functional benefit
Brands
- Sage Living: Property management services for Sage-branded rental properties including Sage Kingston, Sage X, and other Sage residential developments.
- Sage
Products and services
- 1107 Main Street First condo development of this scale in Hamilton's Westdale neighbourhood, located steps from McMaster Hospital and McMaster University; a purpose-built residential condominium project sold to end-buyer consumers.
- Crown Condos 9-story mixed-use building at 223 Princess Street in Kingston's downtown core, comprising 182 residential condominium units and seven commercial spaces, with amenities including a fitness centre, yoga studio, party room, and private rooftop terrace with BBQ area.
- TEK Tower High-rise cutting-edge condominium development in Kitchener's downtown core targeting urban residents; as of 2025 the project had reached level 43 with windows installed up to floor 36.
- DTK Condos High-rise tower featuring progressive design in Kitchener's Downtown (DTK), part of IN8's transition into high-rise condominium product.
- Sage Living Property management services for Sage-branded rental properties (Sage Kingston, Sage X, and other Sage residential developments), managed by a dedicated team led by Martin Walecki (Manager) and Carling Rygielski (Assistant Manager). Operates as an ongoing rental management arm tied to IN8's purpose-built rental developments.
- IN8 Construction Management Construction management services for IN8 Developments projects, led by Paul Rygielski (President of IN8 Construction Management). Provides vertically integrated construction capability for the developer.
Quantifiable outcome
- Sage Platinum II sold out in 3 weeks (161 units, 6-storey condo)
- +3 more outcomes
Companies that use IN8 Developments
Customer profileNamed customers1 record
Segments1 record
Ideal customer profiles1 record
IN8 Developments technology and API
TechnologyTechnology focussed No
API detail
- Has API
- No
- API docs
- API detail
Core technology
AI maturity
App detail
IN8 Developments partnerships and signals
Strategic signalScale indicators2 records
Recent moves6 records
Expansion highlights5 records
IN8 Developments competitors and assessment
Company assessmentBroad incumbents
- Tridel: Large Toronto-focused condominium developer with decades of high-rise experience. Comparable as a for-sale condo developer, though primarily concentrated in the GTA rather than Southwestern Ontario.
- Mattamy Homes: Canada's largest privately owned homebuilder, active across Ontario including the GTA, Ottawa, and Southwestern Ontario. Directly comparable as a for-sale residential builder, though at significantly larger scale and broader product mix (single-family, townhomes, condos).
- Minto Group: Major Canadian residential developer and builder with projects in the GTA, Ottawa, and Florida. Comparable in developing and selling purpose-built condominiums and townhouses, with additional rental and property management operations like IN8's Sage Living.
- LiUNA Pension Fund (Real Estate): Through LiUNA Gardens and related entities, develops residential and mixed-use projects in Ontario including Hamilton. Comparable as a major Ontario residential developer competing for the same Southwestern Ontario submarkets.
- The Daniels Corporation: Toronto-based developer of condominiums, townhomes, and mixed-use communities. Comparable as a for-sale residential developer with an integrated build pipeline and similar GTM to end consumers.
- Great Gulf: Ontario-based residential and commercial developer with condominium, townhouse, and single-family home product. Comparable business model of developing and selling purpose-built residential housing, with broader geographic reach.
Direct peers
- Lifetime Developments: Toronto-based mid-rise and high-rise condominium developer with urban, amenitized product positioning. Comparable as a privately held for-sale condo developer targeting end-user buyers and investors in Ontario urban markets.
- GGroup Developments: Ontario developer active in mid-rise and high-rise residential projects in the GTA and surrounding regions. Comparable as a privately held for-sale condo developer targeting similar urban end-user segments.
- Fernbrook Homes: Ontario-based residential developer and builder with projects in the GTA, Kitchener-Waterloo, and other Southwestern Ontario markets. Closely comparable as a mid-sized Ontario builder of low- and mid-rise for-sale residential product.
- Urban Capital: Mid-sized Canadian residential developer focused on urban condominium and purpose-built rental projects, including student-oriented housing in university markets. Closely comparable product thesis around student/young professional housing.
Market position
Strengths4 records
Weaknesses4 records
Competitive moat4 records
Key risks5 records
Key highlights6 records
Customer concentration
IN8 Developments social profiles
Digital presenceIN8 Developments financial estimates
Financial estimateRevenue estimate
Valuation estimate
IN8 Developments leadership team
Management profileNumber of profiles
Profiles7 records
IN8 Developments subsidiaries and ownership
Company hierarchySubsidiaries2 records
IN8 Developments funding detail
Funding detailFunding overview
Funding rounds
Investors
Funding detail is available on the Subscription and Enterprise plan.Contact sales →
IN8 Developments M&A and investment
M&A and investmentM&A
Investments
M&A and investment is available on the Subscription and Enterprise plan.Contact sales →
Frequently asked questions about IN8 Developments
What does IN8 Developments do?
IN8 Developments is a Southwestern Ontario real estate developer that designs, builds, and sells purpose-built residential condominium and townhouse projects in markets such as Hamilton, Kingston, Kitchener, Waterloo, and London. The company operates an integrated stack spanning development (IN8 Developments), construction management (IN8 Construction Management), and ongoing rental property management (Sage Living). Units are sold directly to end-buyer consumers via project-dedicated websites and an in-house sales team, targeting students, young professionals, and general residential buyers near universities and downtown cores.
Is IN8 Developments a public or private company?
IN8 Developments is a private company. It is classified as family owned and is currently operating.
When was IN8 Developments founded?
IN8 Developments was founded in 2004. It employs 51 to 100 people.
Where is IN8 Developments based?
IN8 Developments is headquartered in Waterloo, Canada, in the North America region.
How does IN8 Developments make money?
One revenue line is on record: residential Property Sales.
Who are IN8 Developments's main competitors?
Broad incumbents on record are Tridel, Mattamy Homes, Minto Group, LiUNA Pension Fund (Real Estate), The Daniels Corporation and Great Gulf. Direct peers are Lifetime Developments, GGroup Developments, Fernbrook Homes and Urban Capital.
Does IN8 Developments have an API?
No public API is recorded for IN8 Developments.
What industry is IN8 Developments in?
IN8 Developments's product category is Residential Real Estate Development. Its primary akta.pro industry code is IMAFABAL, Residential Land Development & Subdivision Homebuilding (Build-to-Sell Communities), with a secondary code of IMAFABAD, Spec Home / Production Homebuilding (Tract & Volume Builders). Its NAICS code is 236117 and its SIC code is 6552.