Retail & Office Financing in Regina, SK

retail & office financing in Regina prices off the Government of Canada 5-year benchmark bond yield plus a 245 bps retail & office financing spread, landing at 5.60% indicative. Term debt underwritten on tenant covenant and lease rollover risk. On the $2,600,000 average Regina transaction, a 60% advance is $1,560,000, carrying $129,832 of annual debt service on a 20-year amortization and a 5-year term.

Leverage binds before coverage here. The wide 6.9% cap rate produces roughly $179,400 of NOI, enough for $1,596,729 at a 1.35x floor — about $36,729 above what the 60% LTV cap will advance. The deal is sized by value, so the appraisal, not the rent roll, is the document to get right first.

Regina scores 100 on the Capitalor Lender Density Score — a deep market, with 19 tracked lenders and brokers against 6,200 commercial buildings. Expect competitive tension on well-covenanted paper: quote at least three lenders before accepting a spread.

Stress the file before a lender does. Holding the $1,560,000 loan constant, coverage falls to the 1.35x floor at roughly 5.89% — 0.29% of headroom above today's indicative rate. That headroom, not the headline rate, is what determines whether this Regina deal survives renewal.