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Royal Manor Dr | 13 Unit Conversion

Niagara Falls

Royal Manor Dr | 13 Unit Conversion

Property Type: 2-Storey Mixed-Use Building
Final Unit Count: 13 Units Total (3 Commercial + 10 Residential)

Project Overview:
This existing 2-storey mixed-use building in Niagara Falls originally featured 3 ground-floor commercial units, 2 ground-floor residential units, and 6 residential units on the second floor. The commercial spaces remain untouched and fully operational. Our scope focused on increasing the residential unit count from 8 to 10, through strategic internal reconfiguration—without changing the building’s envelope or commercial footprint.

The result: a fully legalized, higher-performing asset now totaling 13 units—3 commercial and 10 residential—all brought up to code and ready for lease.

Scope & Strategy:

  • Preserved the existing 3 ground-floor commercial units for uninterrupted commercial rental income.

  • Reworked internal layouts to create 2 new legal residential units, increasing total residential count from 8 to 10.

  • Upgraded fire separations, exits, HVAC, and soundproofing per OBC standards for multi-unit residential buildings.

  • Coordinated with the City to complete this intensification without rezoning or minor variances.

Challenges Solved:

  • Maximized internal space usage to add value without triggering municipal approval complications.

  • Balanced unit density goals with structural feasibility and rising construction costs.

  • Delivered fully legal, tenant-ready units while preserving existing tenancies and commercial activity.

Investor Benefits:

  • Increased total legal unit count to 13 units (3 commercial + 10 residential).

  • Preserved income-generating commercial space and added new residential rental revenue.

  • Boosted building value and NOI with minimal disruption and no envelope expansion.

Current Status:
Construction and legalization complete. All 13 units are ready for leasing or occupancy.

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