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Commercial financing in Sydney, NS
Capitalor facts
- Sydney scores 100 on the Capitalor Lender Density Score — 126 of 134 Canadian markets tracked.
- The cap-rate seed for Sydney is 7.6%, anchoring value on income.
- The average tracked commercial transaction in Sydney is $1,000,000.
Tier
3
Lenders
2
Baseline seed
Density score
100
Rank 126 of 134
Avg deal size
$1,000,000
Baseline seed
Benchmark: GoC 5-year at 4.45% — observed from the Bank of Canada Valet API on 2026-08-12. Cap rate 7.6% (baseline seed).
Capitalor Commercial Debt Rate Index · Last updated 2026-08-12 · Maintained by Capitalor Data Desk
Scope: Sydney, NS · tier 3 · 4 products published
Inputs: 2 lenders · 800 buildings · 7.6% cap seed · $1,000,000 avg deal
Next scheduled review: 2026-09-14
How competitive is Sydney for commercial debt?
2 tracked lenders serve 800 commercial buildings — one lender per 400 buildings, a density score of 100 and rank 126 of 134 nationally. On the $1,000,000 average deal, a conventional mortgage at 5.05% sizes to $700,000 once both the 70% LTV cap and the 1.25x coverage floor are applied.
Sydney is a tier 3 market in the Capitalor coverage set: 29,904 residents, 800 tracked commercial buildings, and 2 lenders and brokers observed writing paper here. That works out to one active lender for roughly every 400 commercial buildings, a Lender Density Score of 100 — 126 of 134 nationally and 2 of 4 within NS.
Pricing starts from value, and value starts from the 7.6% Sydney cap-rate seed — the 122nd tightest of the 134 markets Capitalor tracks. Applied to the $1,000,000 average transaction, that implies about $76,000 of net operating income before financing.
Take the anchor case: a conventional commercial mortgage at 5.05% over 25 years. Seventy percent of the average Sydney deal is $700,000, costing $49,351 a year to service. Coverage at a 1.25x floor caps the same loan at $862,401, so on the typical Sydney file leverage is the binding constraint and the number to solve for first.
Sydney is a deep lender market. On well-covenanted paper you should collect at least three competing quotes; spread dispersion between the best and worst bid in a market this deep is usually worth more than any rate-timing decision. 4 of the Capitalor product set are published for Sydney.
How these figures were produced
- Observed — Recorded directly from the cited source series, unadjusted.
- Modelled — Derived arithmetically from observed inputs using the published method; not a market quote.
- Baseline seed — A documented starting estimate awaiting first observation. Treat as an order-of-magnitude figure only.
03Compare lenders
Capitalor Lender Density Score — Sydney
Active commercial lenders and brokers per 10,000 commercial buildings, indexed 0–100.
- Lenders tracked
- 2
- Baseline seed
- Commercial buildings
- 800
02Stress the debt
Size a Sydney deal
Preset to the Sydney anchor case: $1,000,000 value, $76,000 implied NOI, 5.05% conventional pricing. Change any input to run your own file.
DSCR calculator
Preset to the Sydney anchor case
Annual debt service
$49,351
DSCR
1.54x
Within Capitalor DSCR Stress Band
Max loan at 1.25x
$862,401
LTV calculator
Preset to the Sydney average transaction
Current LTV
70.0%
Inside lender band
Max loan at cap
$700,000
Equity required
$300,000
Loan and NOI held constant. Where the curve crosses the floor line is the rate at which this deal stops covering its debt service.
01Size the deal
Products available in Sydney
Other NS markets
Questions about Sydney
How competitive is commercial lending in Sydney?
2 lenders and brokers are observed writing in Sydney against 800 commercial buildings — a Lender Density Score of 100, ranking 126 of 134 Canadian markets Capitalor tracks. That is a deep market.
What is a typical commercial deal size in Sydney?
$1,000,000 across the Capitalor transaction sample. At 70% leverage that is $700,000 of senior debt and $300,000 of equity before closing costs.
What cap rate should I use for Sydney?
The Capitalor Sydney seed is 7.6%, the 122nd tightest of 134 tracked markets. It is a market-wide baseline, not an asset-level appraisal: adjust for asset class, vintage, lease term, and covenant before underwriting.
How much debt will Sydney NOI support?
On $76,000 of NOI at a 1.25x coverage floor and 5.05% over 25 years, coverage caps the loan at about $862,401. The 70% LTV test caps it at $700,000, so the binding number is $700,000.
Which financing products are available in Sydney?
4 products are published for Sydney under the tier 3 coverage rule. Tier 1 markets carry the full product set; tier 2 carries tier 1–2 products; tier 3 carries anchor products only, because Capitalor will not publish a page it cannot support with observations.
Are these Sydney numbers quotes?
No. They are indicative benchmarks published for comparison. Capitalor does not originate, broker, or place debt, and every figure must be confirmed with a licensed lender before you rely on it.
How often is the Sydney data refreshed?
Benchmark rate observations refresh each business day from Bank of Canada. The lender census refreshes monthly. Cap-rate and transaction seeds refresh quarterly. Revisions are appended, never overwritten, so prior observations stay auditable.
Sources
- [1] Statistics Canada — census of population — Sydney population base (29,904)
- [2] Capitalor lender census — 2 lenders and brokers observed writing in Sydney; refreshed monthly
- [3] Capitalor building inventory — 800 commercial buildings, the denominator of the Lender Density Score
- [4] Capitalor transaction sampling — Sydney average deal size $1,000,000 and 7.6% cap-rate seed
- [5] Bank of Canada — GoC 5yr series — Government of Canada 5-year benchmark bond yield used in the anchor pricing case
Not advice — Capitalor is a data publisher. We do not originate, broker, arrange, or place debt, and nothing here is an offer of credit, a quote, or financial advice. Figures are indicative benchmarks for comparison and must be confirmed with a licensed lender or mortgage professional before you rely on them. About Capitalor