NewHome+Condo Guide – Vancouver – January 20, 2024
The first and only complete guide to pre-construction homes and condos
EMBRACE THE BEAUTY OF LIFE'S INTRICATE DETAILS IN LANGLEY CITY. MINUTES TO THE FUTURE SKYTRAIN STATION.
STUDIO, 1, 1 & FLEX, 2 AND 2 & FLEX.
COMING EARLY 2024
MEDIA
Dave
604.319.7102
dave.bird@nexthome.ca
Ricardo Hernandez
604.319.7103
ricardo.hernandez@nexthome.ca
EDITORIAL DIRECTOR
Amanda Pereira
EDITOR
Marlene Eisner
CONTRIBUTING EDITOR
Sara Duck
CONTRIBUTING WRITERS
Susan M Boyce, Michelle Hopkins
EXECUTIVE MEDIA CONSULTANT
Jacky Hill
SALES & MARKETING COORDINATOR
Gary Chilvers
DISTRIBUTION distributionteam@nexthome.ca
ACCOUNTING INQUIRIES
accountingteam@nexthome.ca
DIRECTOR OF PRINT MEDIA
Lauren Reid–Sachs
GRAPHIC DESIGNER & ASSISTANT MANAGER
Alicesa Pullan
GRAPHIC DESIGNER & PRE-PRESS COORDINATOR
Hannah Yarkony
GRAPHIC DESIGNERS
Yvonne Poon, Mike Terentiev
Published by
nexthome.ca
Advertising Call 1.866.532.2588 ext. 1 for rates and information. Fax: 1.888.861.5038
Circulation Highly targeted, free distribution system aimed at real estate buyers using street level boxes and racking, plus door-to-door insertions in key audience segments. Call 1.866.532.2588 to discuss distribution opportunities.
Copyright Notice All copyright and other intellectual property rights in the contents hereof are the property of NextHome, and not that of the individual client. The customer has purchased the right of reproduction in NextHome and does not have the right to reproduce the ad or photo in any other place or publication without the previous written consent of NextHome. Contents of this publication, in hard copy format as well as online, are covered by copyright law, and offenders will be prosecuted.
Copyright 2024 All rights reserved. Reproduction, storage in a retrieval system or transmission, in any form or by any means, whether electronic, mechanical or otherwise, in whole or in part, without prior written permission of NextHome is strictly prohibited.
Editorial Submissions from interested parties will be considered. Please submit to the editor by email to editorial@nexthome.ca. The views and data expressed by columnists do not necessarily represent those of the publication.
Terms and Indemnification Advertisers and contributors: NextHome is not responsible for typographical errors, mistakes, or misprints. By approving your content and/or submitting content for circulation, advertisers and contributors agree to indemnify and hold harmless NextHome and its parent company from any claims, liabilities, losses, and expenses (including legal fees) arising out of or in connection with the content provided, including but not limited to any claims of copyright infringement, unauthorized reproduction, or inaccuracies in the content.
Advertisers acknowledge that they have the necessary rights, permissions, and licenses to provide the content for circulation, and they bear full responsibility for the content’s accuracy, legality, and compliance with applicable laws upon approval. Contributors acknowledge NextHome reserves the right to omit and modify their submissions at the publisher’s discretion.
YOUR 2024 HOMEBUYING GUIDE
MARLENE EISNER
EDITOR
New Home + Condo Guide
EMAIL: marlene.eisner@nexthome.ca
TWITTER: @MarleneEisner
æ Sign up to receive digital editions and newsletters to your inbox!
We’re halfway through January and you’re wondering if 2024 will be the year you will become a homeowner. With so much uncertainty surrounding interest rates and affordability, you may naturally have a laundry-list of questions on how to proceed.
Well, to start with, know that you’re not alone is wanting to become a homeowner this year. Key findings released from a 2024 Homebuyer Intentions Survey conducted by Wahi (https://wahi.com/ ca/en/learning-centre/real-estate-101/buy/wahi-2024-homebuyerintentions-survey/), revealed nearly one in five Canadians aged 18 and over said they probably will or may buy a home this year, and Canadians under the age of 35 have the strongest intentions.
While setting intentions is a good place to start, knowing how to navigate in the homebuying market is the key to success. In this issue of New Home and Condo Guide, we’re all about bringing you from intention to knowledge, education and taking action. On page 14, industry expert Brittany Reimer walks you through the do’s and don’ts of buying a pre-sale home, and on page 20, Jesse Abrams outlines four essential steps for all future homeowners.
If you already own your home and are looking to sell it and buy a new one, our mortgage specialist, Alisa Aragon-Lloyd, on page 12, explains how to assess the true value of your home.
As always, we have other interesting articles to help you find your new home, including a neighbourhood profile of the Township of Langley and Langley City, as well as an overview of four Vancouver Island neighbourhoods.
Thank you for picking up this copy of New Home + Condo Guide. Let us know what you think. We’d love to hear from you.
+ Help your houseplants thrive this winter. Page 22 + get social Interact with us on social media: nexthome
HOT PROPERTIES
SURREY – LANGLEY – ABBOTSFORD –
MISSION
SURREY
1. PIANO 105A & City Parkway concordpiano.ca
2. PARK GEORGE 9908 King George Blvd 604-583-9866 parkgeorge.com
3. DISTRICT NW University Drive & 105 Avenue thind.ca
4. CENTURY CITY HOLLAND PARK 13583 98 Avenue centurycitysurrey.com
5. PURA 105 Ave & 132 St mypuracondo.com
6. AMAYA LIVING 106 Ave & 140 St amayaliving.ca
7. SEQUOIA 133 Street & 104 Avenue sequoiawestvillage.ca
LANGLEY
8. ALDERGROVE TOWN CENTRE 3100 272 Street atcliving.com
9. HAYER TOWN CENTRE 76 Avenue & 200 Street 604-800-9662 hayerbuildersgroup.com
10. THE HIVE AT WILLOUGHBY 206222 80 Avenue 778-686-8572 thehivewtc.com
11. WESTBROOKE AT WILLOUGHBY 604-385-3540 foxridgehomesbc.com
12. SOUTH VILLAGE AT LATIMER VILLAGE 20018 83A Ave 604-371-0698 vestaproperties.com
13. SCALE 20220 54A Avenue scaleliving.ca
ABBOTSFORD
14. THE RAIL DISTRICT 2774 Montrose Avenue 604-850-0040 raildistrict.ca
SCALE
YOUR LIFE IN FOCUS
You know what you want. A contemporary home in a vibrant, multi-generational community. A home where you’re free to be your most authentic self, whether it’s a pillow fight with your loved ones, being the guest of honour at your six-year-old’s tea party, or simply indulging in a lazy Sunday morning alone with the latest bestseller novel and a hot chocolate. In short, you want it all.
Well, say hello to Scale.
Convienently located near 54A and 203 Streets in the City of Langley, Scale is poised to bring a renewed vitality to this popular neighbourhood. Here, you’re just a short stroll to McBurney
Plaza, a treasured hot-spot for arts and cultural events, intriguing boutiques, and eateries to keep your taste buds tingling, and the upcoming Skytrain Station just a brisk eight-minute walk away.
MORE THAN FOUR WALLS
Inside, Scale is all about celebrating life, with perfect homes that effortlessly accept the imperfections of day-to-day living. Ready to get cooking? Your kitchen can’t wait for the inevitable spatters and flour dustings of families embarking on a culinary adventure together. And if an occasional, errant Lego piece mysteriously appears underfoot in the living room, it’s a great reason to share a moment of laughter.
Amenities have been meticulously curated to create a broad range of opportunities for connecting with the rest of your community, especially important as the world emerges from
the enforced isolation of the past three years.
Sure to become a favourite hang out spot, Scale’s rooftop deck offers spectacular views with a custom outdoor island featuring a barbecue, sink and plenty of counter space for easy prepping and cooking for dining under the stars. Green thumbs will be able to trade gardening tips as they reap the bounty of their garden plots or share the joys of horticulture in the communal eating area.
Moving inside, you’ll find a state-ofthe-art gym, an inviting lounge that also provides a co-working space, with a large kitchen and island for celebrations. It’s all about creating the memories that sustain us throughout life’s ups and downs.
THE HOME YOU DESERVE
Scale is a boutique, six-storey building that will offer a total of just 75 homes, ranging from cosy studio suites to family-friendly two-bedroomsplus-flex. Eye-catching architecture includes private balconies and plenty of windows to bring natural light inside.
Don’t miss this rare opportunity to own a brand-new home in the heart of the City of Langley. The Scale presentation centre opens soon, with sales anticipated to begin
in February. To make sure you’re among the first to receive more information as it’s released, visit scaleliving.ca and register today.
LOCATION City of Langley
DEVELOPER
Scale Projects
HOME TYPE
Midrise
SALES CENTRE
Coming soon
CONTACT scaleliving.ca
TOWNSHIP OF LANGLEY/ CITY OF LANGLEY
Langley is divided into two districts – Langley City and the Township of Langley, which features the idyllic village of Fort Langley. The Township is encircled on the north by the Fraser River and to its south, the United States border. Meanwhile, Langley City is directly east of Surrey and surrounded by the Township.
LIFESTYLE
Nestled amid lush parks, coffee shops, boutiques and tree-lined streets, Fort Langley just about oozes with quaintness overload – we say this in a very positive way.
by MICHELLE HOPKINS
VIBE
Both districts seem to enjoy a slower pace of life. It’s no wonder the vibe here is chilled, yet active, with many residents enjoying a cycle, walk or hike.
MEET THE NEIGHBOURS
Many young families are drawn to the township because of its affordability. In fact, of the township’s 121,000 residents, 62 per cent are aged 55 or younger, and of those, 51 per cent have some form of higher education. With a growth rate of 12.6 per cent over the last census period (2011-2016), the
population is expected to double by 2040 – making it the sixth largest municipality in Metro Vancouver. The city is predominantly a familyoriented community, with 81 per cent comprised of young families. Also, more affordable than other Greater Vancouver neighbourhoods, Langley City has one of the highest proportions of young urban singles.
IN THE AREA
If you like to play the slots, tables, poker or bingo, you’ll be happy to know Langley City is home to the Cascades Casino Resort. It also features a hotel, spa, a few
Fort Langley National Historic Site
restaurants, and a convention centre.
For those with a penchant for studies, Kwantlen Polytechnic University has a campus here.
Built in 1827, Fort Langley developed around the site of a Hudson’s Bay Company fur-trading post. The post purchased or traded furs from the local Aboriginal population (including the Kwantlen people) and serviced the British Empire via the Fraser.
Today, people can discover its rich past at the Fort Langley National Historic Site, which boasts a CN train station and a former Fort trading post.
PLANES, TRAINS & AUTOMOBILES
Langley is car-dependent. It is easy to get in and out of both the city and township via Highway 1 or for a more scenic route, take 0 Avenue. Commuting to Vancouver by transit
will take you an hour on most days. However, the township is only 20 minutes to the Abbotsford Airport.
REAL ESTATE: (NEW BUILDS)
Both the city and township are booming.
In 2018, Langley City more than doubled its average annual construction value, up to $113 million from a 10-year average annual construction value of $48.6 million.
The Township’s largest project in its history is the master-planned, European-inspired 74-acre community of Latimer Heights, which will include a mix of 2,000 homes, 17 acres of greenspace and a new elementary school. Vesta Properties is a major player here with Latimer Village. The amenity-rich neighbourhood has everything you need within walking distance.
HOT SPOTS
SABA CAFÉ & BISTRO
This casual chic eatery is arguably one of Fort Langley’s best hangouts. For good reason. It began its life as a bakery and morphed into where locals head to break bread together –whether brunch, lunch or dinner.
CHABERTON ESTATE WINERY
The largest and oldest winery in the Fraser Valley, Chaberton is nestled amongst 40+ acres of planted vines. It is also home to Bacchus Bistro, a romantic classic French restaurant serving fabulous farm-to-table cuisine. Or bring your own fare, grab a picnic table and raise a glass from any of its 25 awardwinning wines.
LITTLE WHITE HOUSE & CO
Built in 1930, the Little White House is truly a triple threat – it offers a great curated selection of antiques, stunning women’s fashions, and a Parisian-inspired café, a popular spot for bridal shower lunches and tea parties, all combined in a quaint, charming historic house.
South Village in Latimer Heights
Fort Langley Street
THE B.C. PROPERTY ASSESSMENT VERSUS MARKET VALUE ALISA
WHAT IS THE TRUE VALUE OF YOUR HOME?
The price value indicated on your B.C. property assessment notice may not accurately reflect your home’s actual market value. The following will
discuss the difference between the B.C. assessment value and the market value and the factors that influence these amounts.
WHAT IS THE B.C. ASSESSMENT?
The B.C. assessment notice is used by tax authorities to establish property ownership as a foundation for real property taxation, and involves the classification and estimation of a
property’s value through a third-party assessor. The values are determined in July of the previous year, meaning the assessed value received in January 2024 is based on the estimated value from July 2023.
HOW IS THE B.C. ASSESSMENT VALUE CALCULATED?
The primary purpose of a B.C. assessment is to facilitate the taxation
of a property by the government. However, homeowners often focus on the assessed value. Appraisers seldom conduct in-person visits; they rely instead on online data. Key factors that influence an assessed value include the home’s location, view size, lot size, age, and additional features such as carports and decks. It is important to note that the assessment is based on the perceived value as of July 1 of the previous year, rendering it more than six months outdated.
HOW IS MARKET VALUE DETERMINED?
Market value encompasses various factors that influence what a buyer is willing to pay for a property and what a seller is willing to accept.
Unlike assessed value, market value is influenced by real-time considerations, such as interior layout preferences, location proximity to transit, the age of the property, renovations, upgrades, maintenance and the current trends in the real estate market. Recent comparable sales, effective marketing by realtors, buyer emotions, and other dynamic elements also contribute to determining a home’s market value.
WHY IS THE MARKET VALUE OF A PROPERTY IMPORTANT?
If you are looking for a more accurate representation of your property’s value, a market appraisal is essential. This is particularly useful when selling, buying, refinancing a mortgage, or obtaining property insurance.
WHAT ARE THE BENEFITS OF AN APPRAISAL?
A real estate appraiser will be able to provide you with an accurate indication of your property’s market value, which can be helpful if you are looking at doing the following:
• When buying, including an appraisal as part of your conditions can protect you against any potential problems affecting the sale price and you can get out of the sale if you choose to do so.
• When selling, an appraisal can provide a realistic indication of your asking price, so you are not going with unrealistic expectations. You avoid having your property sit on the market for a long time.
• A lender and financial institutions will request an appraisal, which will ensure the borrower is not over-borrowing when buying or refinancing a property.
THE MAJOR DIFFERENCES BETWEEN ASSESSED VALUE AND THE MARKET VALUE
• Physical presence versus an online assessment: A buyer physically visits the home and is able to obtain a
comprehensive view of the property, while an assessment appraisal lacks the physical presence of the property.
• Factors considered: The market value considers a broader range of factors, allowing for a more accurate representation of a home’s value.
• Timing and real-time evaluation: B.C. assessment occurs once a year on July 1 of the previous year, leading to a time lag. In contrast, market value is assessed in real-time, reflecting current market conditions.
IMPLICATIONS AND RECOMMENDATIONS TO CONSIDER
Discrepancies between assessed and market values are common. B.C. assessments, while serving taxation purposes, may not accurately reflect a property’s current market value. To truly understand what your home could sell for, it is recommended that you consult a real estate agent for a personalized tour and market evaluation. A real estate agent considers a multitude of factors, providing an estimate of the market value aligned with current real estate goals.
Recognizing the nuanced differences between assessed value and market value is essential for you as a homeowner or as a prospective buyer to navigate the intricacies of the B.C. real estate market.
Alisa Aragon-Lloyd has been a mortgage expert for more than 13 years. She is proud to help her clients build wealth using many different strategies in real estate. She is licensed with DLC Origin Mortgages and is an award-winning member on the board of directors of the Homebuilder Association of Vancouver (HAVAN).
THE DO’S AND DON’TS OF BUYING PRESALE
Are you thinking of purchasing your first pre-sale home? Then you’re in the right place. This article provides a guide to the do’s and don’ts for firsttime buyers of a pre-sale home. A pre-sale home is worth considering, especially if you are buying your first home, since it gives you the opportunity to be specific about the location and design preferences of your future residence.
HERE ARE SOME FACTORS TO CONSIDER
Do work with a realtor who specializes in pre-sale homes. A realtor knowledgeable about market conditions and industry players can guide you through the search and closing processes. He or she will ensure you understand and are comfortable with the steps involved. They will also have helpful insight
into promotions and incentives and will paint a better picture of the final project within its pre-construction context.
Don’t view homes outside your budget. It is essential to determine the maximum loan amount and total monthly payments and factor in all other costs, including but not limited to inspections, insurance, move-in fees, property taxes, maintenance, repairs, renovations, strata fees, and utilities. Viewing homes outside your budget could lead to either making a purchase you cannot afford or creating unfair comparisons with the places initially viewed.
“
Remember to work with a realtor specializing in pre-sale homes, determine your budget, research the area, get pre-approved for a mortgage, and read and understand the contract and disclosure statement.
”
Do research on the area to confirm that living in the community is a viable long-term option. For example, find out how walkable the neighbourhood is, whether public transit is nearby, whether schools are highly rated, if there is access to amenities such as retail, restaurants, and grocery stores, and will there be further development down the road.
Don’t choose a realtor based solely on the number of listings they have. While an agent with many listings may seem like an indicator of success, they may not have the time to give you the attention you need. Do your due diligence before choosing a realtor. Get a referral from friends or family, read reviews, and go to an open house to gauge compatibility. Also, visit the BC Financial Services Authority’s website to check for any recent license suspensions.
Do get pre-approved for a mortgage. Pre-approval will help you determine your budget and give you an advantage when competing with other buyers for a pre-sale home. It will also ensure you are ready to move forward once you find the right home.
Don’t skip the fine print. It is important to read and understand the contract and disclosure statement. In addition, familiarize yourself with the deposit structure, the construction timeline, and any cancellation penalties.
Do keep in mind that pre-sale homes have their own unique considerations in the real estate world. You will have to make more decisions, have more variables to consider, and accept a longer timeline from purchase to possession.
Don’t rush the process. Take your time to make an informed decision. Consider getting legal advice before signing the contract.
ENJOY THE PROCESS
Purchasing a pre-sale home as a first-time homebuyer can be an exciting experience. By following the do’s and don’ts outlined in this article, you can confidently navigate the process and make an informed decision. Remember to work with a realtor specializing in pre-sale homes, determine your budget, research the area, get pre-approved for a mortgage, and read and understand the contract and disclosure statement. Then, take your time and enjoy the process.
Brittany Reimer is managing director of MLA Canada’s Fraser Valley branch. Brittany uses her experience, relationships and passion for the real estate marketing industry to help push MLA into a new frontier.
NORTH SHORE
6
1. PARK WEST 1633 Capilano Road parkwestliving.ca
2. EXECUTIVE ON THE PARK 660 Clyde Avenue 604-926-2398 executiveonthepark.com
3. HAWKSLEY 3963 Uplands Way liveathawksley.com
4. BADEN PARK 904 Lytton Street badenparkbyanthem.com
The concept of growth pays for growth was introduced by the provincial government many years ago. Development cost charges (DCCs) were established to fund new infrastructure, including the sewers, water, drainage, parks and
roads required to accommodate new housing developments. The idea was straightforward: The cost of expanding or upgrading services should be shared among new developments.
While the industry never objected to this concept, the introduction of DCCs and community amenity contributions (CACs), has resulted in an overwhelming burden on the production of building new homes. These charges have been
accumulating, amounting to as much as 30 per cent of the total cost of a new home, as demonstrated by recent studies.
SKYROCKETING CHARGES
Despite B.C.’s guidelines calling for DCCs to be reviewed every five years, multiple municipalities have lapsed and then sought to correct their charges after 10 or more years in one fell swoop. This has seen DCC increases as high as 250 per cent in Mission, 120
per cent in Langley City, and 83 per cent in the Township of Langley.
In the case of the Township of Langley, the increase as it applies to single-family homes represents more than $45,000 per door in addition to the $40,000 already being applied. When adding Metro Vancouver Regional District increases, this layers on approximately $15,000 dollars per door for a total of more than $100,000 in government-imposed taxes, with little or no protection for in-stream applications. Such unpredictable cost increases are making it impossible to plan projects and rendering many unviable.
A NAIVE OUTLOOK
Some municipal politicians and staff hold a naive belief that DCCs do not affect the end price charged to consumers because developers will charge what the market will bear. The problem with this is twofold. One, DCCs are built into the cost of the new home, which inadvertently places the responsibility of infrastructure improvements onto the new homeowner versus sharing the costs with both new and existing homeowners. Two, these charges form part of the cost that must be covered by builders estimating their ‘potential revenue’ at the beginning of the planning and financing process. In a contracting market with increasing construction costs, extended approval processes and rising interest rates, the market stresses are real, and more projects will continue to be delayed or shelved due to the numbers not penciling out.
The recent withdrawal of a project in Surrey City Centre is an example of how escalating costs can lead to changes in project dynamics. More than 400 below-market units were redirected as market units because the project couldn’t meet B.C. Housing financing criteria and was no longer financially viable.
TIPPING POINT
While the housing market has thrived over the past decades or so, driven
by high demand and low-interest rates, the residential construction industry has willingly absorbed the increasing DCCs and other fees as the cost of doing business. However, the landscape has shifted dramatically, and these charges are now becoming cost prohibitive. They pose a grave threat to the feasibility of providing new housing precisely when increasing the housing supply has become a top governmental priority.
At this critical juncture, when housing supply is paramount, uncontrolled spikes in imposed charges are terminating projects in real-time. The repercussions are far-reaching, as cities in dire need of housing supply stand to lose not only DCC revenue but also the tax income these projects could generate for decades.
The solution lies in rationalizing these charges within a framework
of predictability, certainty and reasonable limits, while safeguarding on-going projects. We earnestly call upon all municipalities, including the Metro Vancouver Regional District, to halt the unbridled increases in charges and actively pursue a sustainable, affordable housing future for all.
Representing the home building industry in Metro Vancouver since 1974, the Homebuilders’ Association Vancouver (HAVAN), a not-for-profit society is proudly affiliated with the provincial and national Canadian Home Builders’ Associations. Visit www.havan.ca Follow Ron @HAVANofficial or email ron@havan.ca
2024 HOMEBUYING GUIDE 4 ESSENTIAL STEPS
FOR FUTURE HOMEOWNERS
JESSE
ABRAMS
A new year is here and many Canadians likely want to add homeownership to their goals for 2024. However, the new year poses some unique challenges compared to previous years, with record high levels of inflation and interest rates. Despite some of these hurdles, the good news is that homeownership is a goal that’s still achievable. There are simply some additional considerations that need to be top-of-mind to ensure you go into this prepared.
1. START WITH A FINANCIAL HEALTH CHECK
In today’s market, where inflation and interest rates are high, the cost of essentials such as groceries and fuel have gone up significantly. As a result, this has left many Canadians relying on their credit cards or tapping into savings to get by. If you want to purchase a home in 2024, your first step is a financial health check. This involves a thorough review of your savings, outstanding debts, and credit cards to determine your financial readiness. This will give you insight into whether you have enough money for a down payment and if your income can comfortably cover your monthly expenses.
To take things one step further, it’s worthwhile to get a credit check and understand where your credit score stands, as this also plays a role in your mortgage application. Lenders increasingly focus on financial stability, so ensuring that your finances are in tip-top shape will make this process that much easier.
2. GET PRE-APPROVED FOR A MORTGAGE
Once you confirm that your finances are in good standing, getting preapproved for a mortgage is a wise next step. Pre-approval provides insight into which banks, lenders or credit unions are willing to lend, and how much you can borrow, helping you set a defined budget for your home search. This ensures you’re shopping in neighbourhoods you can afford, saving you time and heartache associated with homes outside of your price range. Pre-approval also removes the stress of having to finance your home at the last minute and minimizes the risk of the deal falling through altogether.
3. SHOP AROUND FOR A MORTGAGE WITH RATES IN MIND
When it comes to getting a mortgage, many people’s default choice is to go directly to their home bank. However, this isn’t always the best approach, as there are numerous other options including monoline lenders and credit unions, that offer more competitive and flexible mortgage products with better rates and features. A mortgage expert can help explore the marketplace for a variety of mortgage options, spanning Prime A, B and private lenders, and present those options to a client, so they can make an informed decision.
With interest rates at their peak, choosing the right mortgage type is a crucial decision. It’s important to weigh the pros and cons of fixed- versus variable-rate mortgages. A fixed-rate might seem more appealing because there is predictability in your payments, but variable rates could offer savings should interest rates go down. If you’re unsure which way to go, this
brings us to the next essential step: consulting the experts.
4.
CONSULT REAL ESTATE AND MORTGAGE PROFESSIONALS
Given the current state of the industry, you’ll want to consult a mortgage and real estate professional and become informed about current trends, including interest rates, housing prices and inventory levels in your desired neighbourhood. Deferring to experts will help guide you toward decision-making that’s tailored to your unique financial circumstances, versus a one-sizefits-all approach. They will be able to walk you through the home buying process from start to finish.
Jesse Abrams is co-founder of Homewise, a mortgage advisory and brokerage firm. thinkhomewise.com
+MORE CONTENT ONLINE nexthome.ca
HOT PROPERTIES
FIND YOUR NEXT HOME
PREVIEWS & REGISTRATIONS
1818 ALBERNI
Home type: Condominiums
Builder: Landa Global
On the map: Vancouver Web: landaglobal.com/1818alberni/
Info: With 54 intimate luxury residences by Stanley Park, cityside and parkside, 1818 Alberni is elegant and expansive, striking and sophisticated. The boutique collection weaves iconic contemporary architecture with ingenious design details for harmonious living in perfect balance. Premium materials and the highest quality finishes adorn every space. Register today.
ASPEN
Home type: Townhomes
Developer: Zako Development
On the map: Coquitlam Web: aspenbyzako.ca
Info: A collection of fourplex townhouse units, for families who favour space. Live expansively in these four-bedroom homes that stretch across three spacious levels. A den works perfectly as an office, workout studio, playroom or nursery. An abundance of well-placed windows and soaring 12-ft. ceilings on the main floor create bright, open spaces. Register today.
GILMORE PLACE
Home type: Condominiums
Developer: Onni Developments
On the map: Burnaby Web: gilmoreplace.com/en/
Info: Expect a new level of living at Gilmore Place. Open floorplans gracefully balance contemporary interiors and elegant outdoor spaces. Come home to Europeaninspired kitchens and spa-like bathrooms — a luxuriously appointed destination with extensive, modern features. Register today.
LANDMARK ON ROBSON
Home type: Condominiums
Developer: Asia Standard America
On the map: Vancouver Web: landmarkonrobson.com
Info: Ultra-luxurious and functional interior layouts are designed for ease of living and comfort. Many unique features are standard fare at Landmark on Robson. Each suite entry
door is graced by an elaborate custom-build wood surround, integrated cove lighting in living and dining areas as well as bathrooms, and custom closet systems with intricate wooden handles. Register today.
WOODLAND BLOCK
Home type: Townhomes and flats
Developer: Fast Track Development
On the map: Vancouver Web: woodlandblock.com
Info: Offering 72 New York-inspired townhomes and flats ranging from 525 sq. ft. to 1,287 sq. ft. and designed for real life, functionality and style. Located at 10th and Nanaimo, East Van’s Grandview-Woodland community, where Nanaimo Street retailers strengthen the community spirit and add everyday convenience. Homes are designed to make life smoother and more inviting, with private terraces and balconies seamlessly integrated into each home. Register today.
WOODLAND BLOCK
HELP YOUR HOUSEPLANTS
THIS WINTER THRIVE
by LISA ROGERS
The “plant parent” movement bloomed during the pandemic, with so many of us filling our homes with new plants and greenery to spruce up our space and make staying at home feel more fulfilling. But come wintertime, all of those plants we lovingly nurtured during the summer growing season can take a bit of a turn – think browning and shedding leaves – with reduced sunlight and dry air from indoor heating. Winter isn’t a time when your plants will thrive, but they can survive and last through this dormant period with the proper care and attention.
Plant pros have plenty of simple steps you can take to keep your greenery healthy in the winter, and here are some of my fail-proof favourites plus a shopping list on the best winter houseplants:
THINK ABOUT A NEW PLACEMENT
Look for spots in your home that still get the most sunlight, but avoid
style
putting plants too close to drafty windows or radiators. Grouping plants together is also a great way to regulate moisture, because plants release vapour into the air, so gathering them together can create a cluster of humidity between them.
DON’T REPOT OR FERTILIZE
Your plants won’t have the energy at this point to process fertilizer, and you’re going to have a buildup of salt and material in the root system that could potentially damage the plant. Instead of following your spring/ summer watering schedule, look for signs of thirst, such as curling or drooping leaves, since your plants won’t be consuming the same rate of water.
MIST
Outdoor plants experience fog, rain and mist. Indoors? The air is dry from your heating system. Give them a little spritz from a mister every few days to keep houseplants happy.
DUST THEM
Yes, this is true. It’s essential to keep your plants clean because when they get dusty, they can’t breathe. It plugs their leaves, which have tiny pores called stomata. If you cover a leaf surface with dirt, it won’t get the full effect of photosynthesis sunlight.
ROTATE THEM OFTEN
Your houseplants like light all over, so don’t forget to rotate them. An easy tip: Turn your pots a quarter of a degree every time you water them, so you don’t forget.
SNAKE-PLANT LAURENTII
Ask any plant expert, and they often say the snake plant is “indestructible,” and it’s usually one of the most recommended low-maintenance winter plants out there. They’re ideal for beginners, and they can even survive in windowless rooms. Because it naturally grows in dry climates, it’s remarkably droughttolerant, so it won’t be bothered by too much dry heat.
POTHOS
I love the look of this one because of how it trails down the pot, and it, too, doesn’t require a lot of direct sunlight. It’s a very sturdy plant, and it can handle a variety of different light levels.
ALOE VERA
This large succulent is a common houseplant and remedy for soothing burns or itching. If given ample light throughout the year, aloes flower profusely in winter. They need welldrained, coarse soil and bright light.
HAWORTHIA
Succulents and cacti are very well known to be some of the most lowmaintenance plants, so these are particularly great for winter. They’re found in the desert, where it doesn’t
rain a lot, and there isn’t a lot of humidity either, so they’re not going to mind the cold weather. That said, if you can, place them near a window (even if it’s drafty) because they tend to require a good amount of sunlight.
MOTH ORCHID
These are probably the most recognizable orchids out there, with no shortage of these sold year-round. Give them filtered light and average soil moisture, and they will bloom for months with little maintenance.
Lisa Rogers is executive vice-president of design for Dunpar Homes (dunparhomes.com). Lisa has shared her style and design expertise on popular television programs such as Canadian Living TV, House & Home TV and as a regular guest expert for fashion and image, health and wellness and design on CityTV’s Cityline. Follow Lisa’s blog at craftedbylisa.ca
NEW TO CANADA? HERE’S HOW TO QUALIFY FOR A MORTGAGE
https://bit.ly/35S2sEc
THE PERFECT BALANCE OF FUNCTION AND HIGH STYLE nexthome.ca/bold-beautiful-interiors
DEBUNKING POPULAR PRECONSTRUCTION MYTHS
https://bit.ly/3HH5Dfw
HOW TO STAGE YOUR HOME FOR A QUICK SALE nexthome.ca/home-staging-tips
Want more great articles like these delivered directly to your inbox? SIGN UP FOR OUR NEWSLETTER: nexthome.ca/newsletter Visit our website:
VANCOUVER – DOWNTOWN VANCOUVER
1. CLARIDGE HOUSE 498 West 41st Avenue
604-941-8305 polyhomes.com
2. GRYPHON HOUSE 6191 West Boulevard 604.620.8295 gryphonhousevancouver.com
3. WEST WIND 2620 Acadia Road 604-260-8446
9. CURV
6. THESIS W 49 Ave & Cambie St liveatthesis.com
7. SHIFT 35th Ave & Quebec St. aragon.ca/shift
8. THE CONSERVATORY 6080 Gray Avenue 604-821-8291
12 PARK 1698 West Georgia Street anthemproperties.com
13. GRYPHON NOVA Oak & 67th 604-620-8295 gryphonnova.com
14. ITALIA 2323 Fir Street itlaiabysolterra.ca
15. MARCO POLO
DISCOVER
FOUR VANCOUVER ISLAND NEIGHBOURHOODS
by MICHELLE HOPKINS
It’s no secret that Vancouver Island is perfect for those who love to explore. From pounding waves, kilometre after kilometre of white sandy beaches to towering mountains and forested trails, it is a preferred choice where nature lovers look to put down roots.
FOUR COVETED NEIGHBOURHOODS ON VANCOUVER ISLAND
Dubbed the urban core of Westshore, Langford is one of the most soughtafter and fastest-growing cities in British Columbia. For the year 2021, Maclean’s magazine ranked Langford
the 18th most attractive community in Canada. And no wonder; aside from great weather and a low crime rate, owning a home is within reach — you can even purchase a small fixer-upper there for under $200,000.
Once little more than a bedroom community of Victoria, Langford has become an urban centre with its own unique business services and amenities, including a dynamic cultural and restaurant scene. Fueled by growth, new schools were built in 2022. Last fall, Pexsisen Elementary School and the 700-seat Centre
Mountain Lellum Middle School welcomed students.
According to Michael Sikich, president of The Agency Real Estate Marketing, Langford has seen a significant increase in new developments.
“There are great new schools, new businesses and amenities,” says Sikich, adding you can still buy an ocean view home in the high-$500,000s.
“Many families with children find this community appealing because of the schools, recreational activities and affordability.”
Pendray Farms North Saanich
Sidney Pier
Downtown Langford
On the south coast of Vancouver Island, Colwood is a burgeoning community that is popular for its breathtaking ocean front, trails, parks and beaches. Home to Royal Roads University, Colwood is a family-friendly neighbourhood of approximately 17,000 people — the population is expected to reach 26,500 by 2038.
Nestled on the Saanich Peninsula, North Saanich is a blend of rural and urban, with coastlines on three sides and offers access to some of the best outdoor recreational activities right at your doorstep. With a population
of more than 12,000 residents, North Saanich has 29 local parks and 34 kilometres of hiking, biking and running trails. As well, many homes offer stunning views of water, islands and mountains, making North Saanich an enviable place to live.
Sidney’s beautiful coastline features 17 beaches, plus 28 parks in the town, as well as the Sidney Waterfront Walkway, park trails, and many pedestrian paths. The neighbourhood oozes seaside charm and small-town friendliness, where streets and sidewalks are adorned with planters bursting with blooms.
“The easy access to the mainland and to the city of Victoria are desirable traits, but most people are drawn to the walkability of the community,” says Neil Blainey, director of projects with Island Realm Real Estate. “Seaside strolls and trips to the cafes and shops of the town centre are what make Sidney so attractive.”
With fabulous schools and amenities, as well as stunning vistas and Mother Nature’s best, what’s not to love about living in one of these neighbourhoods?
These listings are meant to offer a comprehensive overview of new home and condo developments currently being marketed throughout Metro Vancouver and the Fraser Valley.
ABBOTSFORD
Court MR
604-621-5888 Now Selling
Downtown Gate TH 604-357-1943 Coming Soon
Falcon Ridge SF 604-309-0540 From $789,000
High Street Village LR/TH highstreetvillage.ca Coming Soon
JEM LR jemliving.ca Coming Soon
Laurel on Mill Lake LR laurelmilllake.com Coming Soon
McKenzie Mews TH mckenzie-mews.com Coming Soon
Montvue LR montvueliving.ca Coming Soon
Onyx at Mahogany LR 778-255-7099 Now Selling
The Peak at Mountainview TH mymountainview.ca Call
The Rail District TH raildistrict.ca Register Now
BURNABY
O2 Metrotown HR o2metrotown.com Now Selling
Arbour MR/TH 604-559-5795 Now Selling
Azure at Southgate HR azureatsouthgate.com Now Selling
Times Square Richmond HR timessquarerichmond.ca Now Selling
Torino HR 604-303-0148 Call
Trillion DP 604-242-1193 Call
Viewstar HR 604-630-6668 Call
Williams Living TH 604-831-9966 Coming Soon
SQUAMISH/WHISTLER
Aegean Homes LR 778-558-5113 Call
Britannia Beach… ...TH… britanniabeachliving.com… Coming Soon
Finch Drive TH 778-990-1129 Register Now
Highline TH/DP 604-757-5550 Now Selling
Redbridge MR/TH redbridgesquamish.com Coming Soon
Sea and Sky TH 604-559-7918 Call
The Lofts LR 604-815-1737 Call
SURREY
Amaya LR/TH amayaliving.ca Call
Bell Green Park TH 604-592-4151 Coming Soon
Central HR 604-498-3887 Call
Century City Holland Park HR centurycitysurrey.com Call
Central Living LR 778-883-7366 Call
District NW HR thind.ca/districtnw Coming Soon
Elwynn Green TH 778-889-7496 Coming Soon
The Park Landmark TH 604-786-0006 Coming Soon
Insignia LR experienceinsignia.com Coming Soon
Jasper TH liveatjasper.ca Register Now
Nova TH mortisegroup.com Call
Nora TH 604-603-6313 Call
One Central HR onecentral.ca Call
Onyx & Ivory TH www.onyxivory.ca Coming Soon
Park George HR 604-583-9866 Call
Piano HR concordpiano.ca Coming Soon
PURA LR 604-681-4800 Now Selling
Sequoia HR sequoiawestvillage.ca Now Selling
Silva HR silvasurrey.com Coming Soon
The Beverly TH 778-400-4773 Call
Unison LR 604-498-2505 Coming Soon
Woodward TH 604-831-0307 Call
Westwood TH westwoodtynehead.ca Now Selling
VANCOUVER & AREA
DOWNTOWN
1335 Howe HR 604-689-8535 Call
Bailey LR liveatbailey.ca Register Now
Block HR 236-471-4834 Call
Burrard Place two HR burrardplace.ca Call
Curv HR thecurv.ca Coming Soon
Eventide LR eventidethree.com Coming Soon
Landmark on Robson HR 604-566-2288 Call
Marco Polo HR marcopolobygryphon.com Register Now
Mirabel HR 604-681-8110 Call
The Pacific HR grosvenorpacific.com Call
The Thurlow HR downtownabovebeach.com Coming Soon
Thesis LR liveatthesis.com Register Now
Vancouver House HR 604-893-8958 Call
EAST SIDE
2550 Garden Drive LR 2550gardendrive.com. Now Selling
Ace one the Drive LR togetheronthedrive.ca. Coming Soon
Assembly LR assemblystrathcona.com Coming Soon
Brock House TH/SF 778-388-8682 Call
Clive at Collingwood LR cliveliving.com Coming Soon
Focal LR 604-563-6777 Coming Soon
Frame HR liveatframe.com Coming Soon
Francis TH 604-330-8848 Call
Format by Cressey TH info@formatbycressey.com Now Selling
Graphia LR grafia.porte.ca Coming Soon
Linx LR 604-394-2602 Coming Soon
Paragon LR 604-688-5566 Coming Soon
River District Ardea HR wesgroup.ca/ardea Coming Soon
The Saint George TH the saintgeorge.ca Now Selling Shift LR aragon.ca/shift By Appointment
Templeton TH templetonliving.ca Now Selling
Triumph TH 604-563-6200 Call
The Windsor HR thewindsorliving.com Now Selling V on E49 LR 778-751-8930. Coming Soon
WEST SIDE
2030 Barclay HR 604-534-2020 Coming Soon
5656 Balaclava LR 5656balaclava.ca Now Selling
99 West MR 604-620-8600 From $528,800
Amber LR/TH 604-871-8600 By Appointment
Arbutus LR 604-307-0607 Call
Autograph LR autographliving.ca Coming Soon
Ava LR 604-736-0050 Coming Soon
Boden TH 604-369-4265 Move-In Ready
Carven LR kerrisdalebykenstone.com Coming Soon
Chelsea by Cressey MR 604-805-1804 Now Selling
Claridge House HR 604-941-8305 Register Now
CURV HR thecurv.ca Register Now
Dunbar at 39th LR wesgroup.ca/dunbar Call
Eila on W49 TH 604-558-5848 Call
Form HR Anthemproperties.com Coming Soon
Grace TH gracewestside.com Register Now
Gryphon House MR 604-620-8295 Call
Gryphon Nova MR 604-620-8295 Call
Heather and Seventeenth LR Liveheather17.com Call
Heritage on Cypress & Second SF 778-729-0898 Call
Italia HR italiabysolterra.ca Coming Soon
Ivy on the Park HR 604-225-0117 Call
Just West TH 604-734-8883 Call
Kitsilano Block LR kitsilanoblock.com Coming Soon
Legacy on Dunbar LR 604-990-8800 Call
Lilibet LR 604-879-0030 Now Selling
Oak +52 TH 604-828-7352 Coming Soon
NOTE: Pricing is subject to change; please contact the specific development for
Oku 64 Oak LR okuliving.com Coming Soon
Ortus LR ortusliving.com Coming Soon
Park HR anthemproperties.com Coming Soon
Park Grand TH 778-999-2552 Coming Soon
Perron GH/TH 604-603-8889 From low $800’s
Pinnacle On the Park at False Creek HR 604-874-8368 Call
Primrose TH PrimroseVancouver.com Coming Soon
Pure LR purewest49.com Call
Rowe TH 604-299-1363 Comimg Soon
Rowen W47 TH rowen47.ca Call
Savannah HT liveatsavannah.ca Coming Soon
Savoy LR savoycambie.com Coming Soon
Sixteen & Burrard TH/DU 778-729-0898 Call
TESORO HR tesorobyconcert.com Now Selling
The Conservatory CH/HR 604-821-8291 Now Selling
The Kirkland LR 604-415-2908 Call
The Regent TH 604-273-1313 Call
Voyce LR voyce.ca Call
West 4th & Trimble SF 778-729-0898 Now Selling
W16 by Olson Kunding LR W16byolsonkundig.com Register Now
W63 Mansion LR 63mansion.com Coming Soon
W68 HR w68.ca Coming Soon
West Boulevard DU 778-729-0898 Call
Westbury in Arbutus Ridge TH 604-620-8295 Call
West Oak LR/TH 778-716-6888 Now Selling
West Wind at Lelem HR 604-260-8446 Register Now
Winston South Oak LR 604-809-6233 Call
Wordsworth HR 604-882-0098 Now Selling
York TH yorkvancouver.com Register Now
Yukon Residences TH 604-558-5850 Call
WEST VANCOUVER
Bellevue by Cressey HR/TH 604-290-2626 From $4.4M
Evelyn TH 604-922-0330 Call
Executive on the Park LR 604-926-2398 Call
Galleries on the Bay LR 604-836-7355 From $490,000
Hawksley LR liveathawksley.com Now Selling
Latitude on Cambie MR latitudecambie.com Coming Soon
The Sentinel HR 604-926-9260 Call
Weston Place LR westonplace.ca Register Now
Wildwood TH liveatwildwood.com Now Selling
WHITE ROCK/SOUTH SURREY
Altus LR 778-294-7794 Call
The Boroughs TH theboroughs.ca Now Selling
Douglas Green TH douglasgreenliving.com Coming Soon
Elisa TH elisaliving.ca Coming Soon
Horizon TH 604-441-8789 Coming Soon
Kendrick SF kendrickbymarathon.com Now Selling
King & Crescent LR 604-560-0272 Call
Landmark at Foster Martin HR fostermartin.ca Coming Soon
Miramar Village HR 604-542-8882 Call
Monaco HR liveatmonaco.ca Call
The Loop TH gramercy.ca/home/the-loop Coming Soon
The Oak TH 604-360-0789 Call
Soleil HR soleilwhiterock.com Call
Southaven TH 604-377-1078 Call
South Village TH 604-910-9919 Call
OUT OF TOWN PROPERTIES
KELOWNA
Caban .LR/TH cabanbycressey.com Now Selling
ELLA HR 778-215-6788 From $679,900
Waterscapes HR 250-763-8313 Call
LANGFORD
The Scene HR livethescene.ca Register Now
Start your search
The most effective and personalized way to target consumers and their influencers
• Pay-per-click advertising
• Retargeting
• Audience Targeting
• Social
• Websites + Landing Pages
• Search Engine Optimization
• Geofencing
• Email Marketing
Life i n Balance
Introducing The North, a limited release of 67 exclusive residence s defined by bold architecture, spacious interiors and the convenience of central Port Haney living. Life at The North means mountain views, river walks, retail amenities and transit access, all steps from home.
Priced for first-time buyers, the North combines thoughtful, pragmatic design with residences on the cusp of nature.
The North. Delivering Life in Balance to Maple Ridge.
