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HOMEOWNERSHIP A BIT OF A NUMBERS GAME
MARLENE EISNER
EDITOR
New Home + Condo Guide
EMAIL: marlene.eisner@nexthome.ca
TWITTER: @MarleneEisner
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Numbers play an important role in real estate. From the price of homes and fluctuating interest rates to population growth, homeownership really is a numbers game.
Typically, the type of house most people dream of owning is a singlefamily dwelling situated on a sizable lot. Visions of white picket fences and backyard barbecues come to mind. For generations, this housing model made sense. After all, land was plentiful, and families were larger. This brings us to the first variable in the numbers game — population. In 1967, at Canada’s centennial, according to Statistics Canada, some 20 million people were spread out across the country. On a provincial level, BC was home to 1.9 million people. Fast forward to June 2023, when last week it was announced that Canada’s population surpassed 40 million. Here in BC, the latest numbers in 2022 showed we were at 5.3 million.
Now we come to the second — but previously mentioned — factor in the equation — housing type. A single-family home accommodates one family. A multi-family structure, be it a midrise or highrise condo complex, duplex or triplex, can allow hundreds of people — and sometimes thousands — to own a home on a stretch of land that would otherwise have only a dozen large single-family dwellings. On page 24, industry insider Ron Rapp, CEO of the Homebuilders Association Vancouver, addresses Metro Vancouver’s housing shortfall, explaining how increasing density — allowing multi-use developments on land zoned for single-family structures — can bring more homes to more people.
Finally, the recent — and frequent — increases in interest rates is another vital part in the homeownership numbers puzzle affecting the ability to purchase a home. If you are considering buying a home, or already have one and are concerned about interest rates, our mortgage expert, Alisa Aragon-Lloyd, breaks it all down on page 20. See what she says about the options available to help you do what’s best for your specific situation.
Thank you for picking up this issue of New Home + Condo Guide. Let us know what you think. We’d love to hear from you.
#InsideVan
by MICHELLE HOPKINS
Vancouver
MOVE-IN-READY HOMES: More than 250 people attended a fun block party on Sat., June 3, hosted by Mosaic Homes, and were treated to burgers and fries from a food truck, a beer garden courtesy of Steamworks, a Johnny Pops popsicle cart, face painting and balloon animals for kids, while a live DJ rolled out some tunes. During the festivities, people were able to visit the newly opened Woodward Home Store, which featured two fully furnished model homes. Anyone who purchased a home during the block party, went home with a gift. “When we were exploring how to celebrate and introduce Woodward to Surrey’s Panorama neighbourhood, we wanted to reflect the vibrancy of the community,” says Geoff Duyker, senior-vice president of marketing at Mosaic. “People came to experience Woodward with us while enjoying great music and food. We’re thrilled with the event and grateful we had the opportunity to introduce Woodward to the community in such an engaging way.”
Having a say about density
The City of Langley called on residents to take part in an online survey, which ran from May 2 to June 19, to get their opinion about adding townhouses, duplexes, and fourplexes to major corridors south of the Nicomekl River. As part of the city’s official community plan (OCP), feedback was
requested on how best to integrate multi-family townhomes, duplexes and fourplexes into traditional single-family home neighbourhoods along 200 and 208 street corridors. “People received postcards in the mail within the neighbourhoods we are targeting for density. The idea for
the survey came about because we heard from many residents concerned about densification,” says Langley City’s mayor, Nathan Pachal. “City staff is collecting data until June 19, however, to move forward with this, new rezoning would still require the approval by the city council.”
BLOCK PARTY
DID YOU KNOW?
On June 12, the City of Vancouver announced a new digital tool called the Project Requirements Exploration Tool (PRET) to be launched later this summer that will streamline the permitting process.
Co-working spaces of the future
Gryphon Development’s newest condo project, Marco Polo, will include a 10,000-sq.-ft. office space to address the changes in workplace habits since the pandemic. Aside from health and wellness components, such as a fitness
centre and yoga studio, the co-working spaces go beyond what is typical in a condo tower. With a vision to create a “life in balance”, the developer took inspiration from the private clubs in Asian cities, such as Hong Kong,
with the Curator Club at Marco Polo offering “co-working spaces and health and lifestyle amenities tailored to the needs of new-generation business professionals,” says Jason Hsu, CEO at Gryphon Development.
Grand opening
Aree Developments is hosting a grand opening Sat., June 24 to introduce Garden 11, a collection of 40 condos situated in East Vancouver’s Grandview-Woodlands. A short walk from Trout Lake and the Commercial-Broadway Station, Garden 11 is a four-storey woodframed lowrise featuring studios and up to three-bedroom homes. Outdoor amenities include a rooftop deck with hot tub, seating area, barbecue and firepits. The number of corner homes have been maximized and all units have been set back from the street. The T-shaped design offers views of the North Shore mountains. Garden 11 opens soon. Register at https://garden11.ca/.
– PORT
1. WEST 505 Nelson Street westbybeedie.com
2. SYDNEY 545 Sydney Ave. 778-948-0333 sydneybyledmac.com
3. VUE Foster Ave & Whiting Way vueliving.ca
4. SOPHORA AT THE PARK #101 - 1135 Pipeline Road 604-942-8416 polyhomes.com
Transformation is coming to the Coquitlam riverside, a master-planned community that’s poised to become a defining cornerstone for the region and a pivotal landmark for Metro Vancouver and the entire Fraser region.
Introducing Fraser Mills by Beedie. Located in South Coquitlam on 96 acres adjacent to the mighty Fraser River, this neighbourhood will ultimately bring a dazzling array of 5,500 homes, as well as restaurants, shops, extensive greenspace, plazas, an elementary school, plus a 50,000-sq.-ft. aquatic and community centre.
“We are incredibly excited to bring Fraser Mills to life,” says Ryan Beedie, president. “As Coquitlam’s first and only waterfront community, the prime location on the river offers a vibrant mix of homes, workplaces, and public spaces that cater to a wide range of people.”
GROUNDED IN HISTORY
In the late 1800s and early 1900s, Fraser Mills was its own municipality and the site of the largest sawmill in the British Empire. Today, it’s at the heart of Metro Vancouver, a
central location that provides easy access to… well, to everywhere. And here’s a bonus: As development gets underway, Beedie will add an express bus connection directly to the Braid Street SkyTrain station.
LOCATION
Coquitlam
BUILDER
Beedie
HOME TYPE
Master-planned community
SALES CENTRE
Coming soon
CONTACT
FraserMills.com
VISIONARY OUTLOOK
Fraser Mills’ design is the epitome of connected, engaged living. In addition to a mix of market and rental housing, there will be more than 100,000 sq. ft. of commercial space, approximately 400 childcare spaces, an elementary school, and office/industrial spaces. An estimated 1,700 jobs will be available right outside your front door.
People who choose to call Fraser Mills home can look forward to fully embracing life on the riverbank. Restaurants flowing from indoors to outdoors will spill onto plazas full of activity, animating the streets with shops and dining. Bakeries, breweries, wine purveyors, and grocers will provide all the joys of modern conveniences.
And best of all, Beedie will be handling every aspect of the evolution. “Fraser Mills is a testament to Beedie’s commitment to building accessible and dynamic communities throughout Metro Vancouver,” Ryan Beedie notes. “We are, and always will be, dedicated to providing intelligent innovative design, thoughtful details, and craftsmanship.”
The initial phase of homes at Fraser Mills is anticipated to begin this year with the opening of a presentation centre.. To be kept up to date on this dynamic opportunity, register today at FraserMills.com and enjoy first-inline access to riverfront living.
COQUITLAM TOWN CENTRE
Coquitlam Town Centre is the main commercial and retail neighbourhood for the city of Coquitlam and covers 723 hectares. Bounded on the north by David Avenue, the eastern edge follows Lincoln Avenue from the Coquitlam River to Westwood Street, then heads south along Westwood Street to the CP Railway line. The southern boundary follows the railway line, just north of Lougheed and Barnet highways. The Town Centre also contains the
highest concentration of highrise condominiums in the Tri-Cities and northeastern Metro Vancouver.
THE VIBE
Downtown Coquitlam, the Coquitlam Town Centre, is a study in contrasts: On one side of the street, there’s a typical suburban mall, Coquitlam Centre, and on the other side of the street, a 100-acre park with trails, greenspace and a lake that locals can fish in. Buffering the two is the
Evergreen Cultural Centre where residents can partake in a variety of cultural activities, from theatre to music to art shows.
IN THE AREA
Shopping, schools, culture and nature – Coquitlam Town Centre has it all. The epicentre of the area is Coquitlam Centre Mall, but it is just one component of this diverse neighbourhood. Douglas College attracts students to the area and
recreation facilities such as the Pinetree Community Centre and the City Centre Aquatic Complex offer residents opportunities to stay active and engaged in their community.
PLANES, TRAINS & AUTOMOBILES
This area is perfectly positioned for getting around. The West Coast Express picks up downtown commuters in the morning and drops them off in the evening; buses going in every direction connect to the neighbourhood and the SkyTrain Evergreen Line connects the area to Metro Vancouver’s rapid transit system. For those needing to get farther out, Hwy. 1 makes it a breeze.
THE GOOD, THE BAD & THE REST
More than 30 years ago, a gravel pit was at the centre of Coquitlam Town Centre. It has since been transformed into an urban park, representing positive changes in the neighbourhood. But some residents are still feeling the growing pains of a new urban centre, including heavy traffic and construction.
REAL ESTATE
Condo towers are fast popping up in Coquitlam Town Centre. The rest of the neighbourhood has mainly older, three-storey walkup apartments and townhouses, and to the eastern side behind the Town Centre, single-family homes.
HOT SPOTS
TOWN CENTRE PARK AND LAFARGE LAKE
Hankering to go fishing? Look no further than this location, where locals can cast a fishing rod in the man-made lake. There are also sports fields and recreation facilities at the 100-acre urban park.
EVERGREEN CULTURAL CENTRE
There’s no need for Coquitlam Town Centre residents to go to Vancouver to have a taste of arts and entertainment – they can walk here to watch live theatre, take in a show or browse the art gallery.
CITY CENTRE AQUATIC COMPLEX
The wave pool at City Centre Aquatic Complex is always a hit with kids, but the pool offers swimming lessons and leisure swim for residents of any age. The centre also includes a fitness gym.
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. HEATH 80 Ave & 206 St heathliving.com
ABBOTSFORD
13. THE RAIL DISTRICT 2774 Montrose Avenue 604-850-0040 raildistrict.ca
RISING INTEREST RATES
EXPLORE YOUR OPTIONS
In recent months, the global financial landscape has witnessed a notable shift toward interest rates on the rise. This has wide-ranging implications for individuals and businesses alike. Whether you are a homeowner, investor, or are planning to borrow funds, it’s essential to understand the impact of increasing interest rates and explore the available options to
mitigate potential risks and capitalize on new opportunities.
YOU ARE NOT ALONE IN THIS TIME OF FINANCIAL UNCERTAINTY
By understanding and exploring various alternatives, you and others in similar situations, including anyone planning to borrow funds, can make informed decisions to secure an
investment during a time of rising interest rates.
1. RENEGOTIATING MORTGAGE TERMS
If you are a homeowner experiencing financial strain due to rising interest rates, you may consider talking to a financial expert to renegotiate the terms of your mortgage. Lenders may be open to extending the loan term to consolidate debt or to adjust the interest rate to alleviate immediate financial burdens. These options allow you to maintain homeownership while finding a more manageable payment structure.
2. MAKING EXTRA MORTGAGE PAYMENTS
Paying down the principal balance on your mortgage can help offset
“
” By taking early action and remaining informed, you can navigate the challenges posed by rising interest rates, safeguard your portfolio and continue to build wealth.
the impact of rising interest rates. By making extra payments toward your principal, you can reduce the overall interest paid over the life of your mortgage. This approach shortens the amortization period (the number of years you have to pay off a mortgage) and potentially saves you thousands of dollars in interest expenses.
3. INVESTMENT STRATEGIES
Rising interest rates can have a profound impact on investment portfolios. Stocks, bonds, and real estate are among the asset classes that tend to be influenced by changes in interest rates. However, rising interest rates can provide new opportunities. Diversifying your investment portfolio and seeking professional advice can help navigate the complexities of changing interest rates.
4. IMPACT ON BORROWERS
If you have existing debt, rising interest rates can have a direct impact on your financial obligations. Variable-rate mortgages and loans, such as adjustable-rate mortgages, a home equity line of credit (HELOC), and unsecured lines of credit, will see an immediate increase in interest charges, resulting in higher monthly payments. You may want to consider talking to a professional about your investment options.
5. CONSULT A FINANCIAL EXPERT
In the face of rising interest rates and potential financial difficulties, you can benefit from seeking
professional financial support. A financial expert can help you by providing guidance in exploring options and understanding the implications of rising interest rates, and the choices you make.
BENEFITS AND DRAWBACKS
As interest rates continue their upward trajectory, it’s essential to understand the implications and explore available options. If you are a borrower, are refinancing existing debt or considering fixed-rate loans, it can provide stability and protection against further increases. It is important to be proactive and explore options to protect your portfolio. Each option has its own benefits and potential drawbacks, so whether you are a homeowner, investor, or you plan to borrow money, you should carefully evaluate your own unique situation to determine the best course of action. By taking early action and remaining informed, you can navigate the challenges posed by rising interest rates, safeguard your portfolio, and continue to build wealth.
Alisa Aragon-Lloyd has been a mortgage expert for more than 11 years. She has her own company, Bridgestone Financing Pros, powered by DLC Origin Mortgages and is on the board of directors for the Homebuilder Association of Vancouver (HAVAN) and an award-winning member.
nexthome.ca/news/advice
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
5. AMBER
604-871-8600 aragon.ca/amber
6. THESIS W 49 Ave & Cambie St liveatthesis.com
7. SHIFT 35th Ave & Quebec St. aragon.ca/shift
8. THE CONSERVATORY
10. GRACE Ash & W30th gracewestside.com
11. FORM 1558 West 6th Ave formbyanthem.com
12 PARK 1698 West Georgia Street anthemproperties.com
13. GRYPHON NOVA Oak & 67th
ADDRESSING METRO VANCOUVER’S
HOUSING SHORTFALL
In recent announcements, the BC government has identified 10 municipalities, including Vancouver, Delta, Port Moody, the District of West Vancouver, and the District of North Vancouver, as focal points for increasing housing supply under the Housing Supply Act (HSA). The provincial Housing Minister, Ravi Kahlon, has shown a clear commitment to seeking increased density, particularly in single-family zones adjacent to transit corridors, by allowing four to six homes to be developed on any single-family lot across the province.
CREATING AN IMBALANCE
Currently, the majority of our urban land area — around 75 to 80 per cent — is dedicated exclusively to single-family homes. This imbalance has resulted in a severe shortage of housing supply and the consequent rise in home prices.
A SUCCESSFUL PARADIGM
The concept of increased density along transit corridors has proven successful in areas like the Cambie corridor and Coquitlam alongside the Evergreen SkyTrain line. It is also proposed for the Fraser Valley, as transit service expands and is included in the Broadway plan. However, while driving through Vancouver, one can observe nodes of higher density along transit and
major arterial routes surrounded by vast areas of single detached homes just a short distance from downtown. Looking at other ‘worldclass cities,’ it becomes evident that densification extends beyond half a block from transit and arterials and forms the majority of the urban fabric.
STILL SOME RESISTANCE
Although change is inevitable, the fear of change often accompanies it. While the need to significantly increase housing supply is widely recognized, the reluctance to embrace the necessary steps may hinder or undermine these efforts. Creating the desirable walkable neighbourhood requires density to support local shops, services, transit, parks and community amenities, while reducing car dependency. Simply building low-impact, energy-efficient homes will not be sufficient. Densification will need to encompass a variety of housing forms at different affordability levels to foster vibrant neighbourhoods that cater to residents from all segments of society.
ADDRESSING THE SHORTFALL
Municipalities must actively promote healthier designs in multi-unit and mixed-use developments, enticing people into the community through shared amenities, open spaces, and access to essential facilities. The city of North Vancouver has been a pioneer in this regard, establishing its Active Design Guidelines, which prioritize architecture and urban planning that make physical activity inviting and encourages social
interaction in new multi-family developments. While the Shipyards area in Lower Lonsdale stands as a notable example of these principles in action, the need to increase density extends beyond urban centres to align with the goals of the HSA to effectively address Metro Vancouver’s housing shortfall.
FOSTERING A SENSE OF COMMUNITY
The pursuit of housing at accessible rates is a shared responsibility that necessitates the understanding and collaboration of all stakeholders. By engaging in open dialogue, dispelling misconceptions and implementing thoughtful strategies, communities can work toward meeting the housing needs of both current homeowners and future prospective homebuyers. Ultimately, fostering a sense of community and inclusivity will contribute to the collective well-being and ensure a brighter 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
19. MOODY ON THE HILL 228 6th Street moodyonthehill.com 778-895-5533
20. THE KEARY 230 Keary Street thekearybywesgroup.ca
21. TIMBER HOUSE 310 Salter Street timberhousebyaragon.ca
FIND YOUR NEXT HOME
PREVIEWS & REGISTRATIONS
BAILEY
Home type: Condos
Developer: Streetside Developments
On the map: Vancouver
Web: liveatbailey.ca
Info: Baily is a little community in one building with all the fixtures and finishes you’ve grown to love. Studio to threebedroom plus flex condos, located at Quebec and 33rd, between Main Street’s boutiques, cafes and world-class restaurants and the stunning city views at Queen Elizabeth Park. Register today.
Info: One- two- and three-bedroom condos located directly on the Skytrain, Fleetwood Village 2 is also five minutes south of city centre and borders a brandnew city park. There is also more than
This page features a few of the latest properties to keep your eye on in the Metro Vancouver area. BUILDERS IF YOU WOULD
Web: zenterra.ca/kingandcrescent
Info: One- two- and three-bedroom condos. Choose from two designer colour schemes — Shell, which features crisp white cabinetry, or Stone, which features bold harbour-grey cabinetry. Homes also boast nine-ft. ceilings and over-sized, doublepaned windows throughout, with added sound reduction. Register today.
KOMO
13,000 sq. ft. of outdoor amenity space, including landscaped walking paths, outdoor lounge, rooftop gardens and BBQ lounge and rooftop putting green. A 5,000 sq. ft indoor amenity space features a kitchen, dining, fireside lounge and yoga studio. Register today.
KING + CRESCENT
Home type: Condominiums
Developer: Zenterra Development
On the map: South Surrey
Home type: Condominiums
Builder: Strand
On the map: West Coquitlam
Web: ownkomo.com
Info: Komo embodies an air of serenity inspired by curated wellness and an appreciation for its natural surroundings. One- two- and three-bedroom homes encircled by breathtaking horizons with views of the trails at Burnaby Mountain. Within walking distance from shops, restaurants and services. Register today.
BAILEY
FLEETWOOD VILLAGE 2
NORTH SHORE
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
BC 99 & Copper Dr 604-980-0016 britanniabeachliving.com
8. SEA AND SKY 604-559-7918 hellosquamish.com
9. REDBRIDGE 1606 Scott Crescent redbridgesquamish.com
10. FINCH DRIVE 1050 Finch Drive 778-990-1129
BALLIN’ OUT FOR CHARITY
A FUN WAY TO SUPPORT THE DAILY BREAD FOOD BANK
There are a many great events out there that bring people in the real estate industry together to help raise money for worthy causes. One that I support is Ballin’ Out for Charity, co-organized by BLACKLINE, RAD Marketing and TCS Marketing Systems. The day-long event was a fundraiser for the Daily Bread Food Bank.
Here’s a recap of the first-ever Ballin’ Out for Charity event, held on June 2, 2023.
The “Ballin’” in the event’s name refers to basketball. Specifically, a three-on-three tournament. The event was open to teams of all skill levels. The 16 teams that signed up played a total of 31 20-minute games. (Props to tournament winners Marlin Spring.) It was held at the Battle Arena in Markham, Ont., a basketball-themed event space.
Other onsite activities included four food trucks to feed the hungry ballers, Pop-a-Shot free throw arcade games, a live DJ, a caricature artist, raffles throughout the day and guest
appearances by the Raptors’ mascot and team host Mark “Strizzy” Strong.
THE CAUSE
While everyone involved had a great time, the ultimate reason to put this event on was to raise money for Toronto’s Daily Bread Food Bank. This organization provides food for those struggling to make ends meets at dozens of locations across the city.
In March 2023, the organization set an unwanted milestone: It had nearly 270,000 visits to its various food banks, the highest number in its 40-year history. Prior to the COVID-19 pandemic, the average was about 65,000 visits a monthly.
With inflation, shrinkflation and high interest rates, a record number of people of all ages are going hungry each day while living in the country’s economic capital. In fact, on average, every month, the food bank has 12,000 new people register for assistance.
In addition to registration fees ($2,500 for a team) and donations from supporters, there were
sponsorship packages ranging from $2,500 to $30,000. The event was a huge success, with $70,000 raised –enough to feed 70,000 people.
For more information on the event, visit ballinoutforcharity.com.
Tim Ng is the Principal and Founder of ADHOC STUDIO and BLACKLINE, an industry-leading digital studio that combines real estate, art and technology. To learn more about ADHOC’s awardwinning renderings and industry leading sales platform, BLACKLINE, visit adhocstudio.ca and blacklineapp.com.
TIM NG
DEDICATED TO EXCELLENCE
THESE BUILDERS AND DEVELOPERS ARE PROUD OF THEIR COMMITMENT TO EXCELLENT CUSTOMER SERVICE AND CREATING GREAT COMMUNITIES
NEW
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
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
