Calgary New Condo Guide - Jan 6, 2017

JAN 6 - FEB 3, 2017 VOLUME 20, ISSUE 1, FREE

CALGARY EDITION

INSIDE THIS ISSUE

5 HOME-BUYING MISTAKES TO AVOID

YEAR IN REVIEW: TOP 10 REAL ESTATE HEADLINES OF 2016

7 HOT HOME TRENDS FOR 2017 AND BEYOND

EXPERIENCE QUARRY PARK With a perfect blend of homes, offices, retail amenities and natural green spaces, Quarry Park is everything you need, and more than you could ever want.

For further information, visit the Remington Residential Presentation Gallery located at 350 Quarry Park Blvd SE.

quarrypark.ca

CONCRETE AND STEEL TOWERS IN THE NOR THWEST 80% of 2 Bedroom Suites in the $200’s Includes heated underground parking

es ! m ed o h as n le w e tot r 8 s $ ju M O E FR TH

’s 0 9 2

Fall Possessions Stunning views

Sales Centre: 355 Kincora Glen Rd. NW Calgary

Hours of Operation: Monday-Thursday 2-8 pm Saturday & Sunday12-5 pm Closed Fridays

EmeraldSky.ca

COME HOME TO THE GUARDIAN Residents are making The Guardian home and transforming the Victoria Park neighbourhood.

1-BEDROOMS

starting at $278,900

2-BEDROOMS

starting at $445,900

PARAMOUNT SUITES

Developed by Hon Developments.

Prices subject to change without notice. E&EO.

starting at $1.4 million

PRESENTATION CENTRE 456 -12TH Avenue SE TEL 403 800 3368 Mon – Thurs 12 – 6PM Sat & Sun 12 – 5PM

IN 7 VE 201 O M ING R SP

DESIGNED ESPECIALLY FOR YOU A ONE BEDROOMS FROM $374,900 TWO BEDROOMS FROM $571,900 The CresseyKitchen’s™ efficient, walk-through design makes it the home’s practical and social centrepiece

Enjoy outdoor living spaces for open-air living, grilling and socializing

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LIVING

Sleek full-sized appliances include gas cooktop and 48 inches of refrigeration

KIT CHEN

Air conditioning for year-round comfort

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DINING

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Marble details, frameless glass showers and in-floor heating elevate your ensuite

WALK -IN CL OSET

WINE

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BATH

W/ D

MASTER BEDROOM

Abundant storage includes full-height pantry space and multiple closets

LINEN

Engineered hardwood flooring

ENSUITE

PLAN A | 1,138 SQ.FT., BALCONY 82 SQ.FT.

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FLOOR 8

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LEVEL 9- 22

LEVEL 8

AVENUE

AVENUE

APRIL 22, 2013

MARCH 18 , 2013

REGISTER TODAY

PRESENTATION CENTRE:

1037 5th Avenue, SW, Calgary FOR MORE Dimensions, sizes, specifications, layouts and materials are approximate only and subject to change without notice. E.&O.E.INFORMATION

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9 ST SW

10 ST SW

5 AVE SW 6 AVE SW

Sat & Sun: 12–5, Mon–Wed: 12–6 Thurs & Fri: Closed 403-530-8455

1037 5th Avenue, SW, Calgary, Alberta

t 403.530.8455f 403.530.8456

AVENUEWESTEND.COM info@avenuewestend.com AVENUE WESTEND .COM

Pricing and finishes are subject to change. This is not an offering for sale. Any such offering can only be made with a Disclosure Statement. E.&.OE.

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contents JAN 6 - FEB 3, 2017 | VOLUME 20 ISSUE 1

11 ON THE COVER

The Loop

StreetSide launches fabulous collection of townhomes project profiles

+ online NEIGHBOURHOOD

HOME SEARCH

16 MORE +PHOTOS +VIDEOS +ADVICE +INSPIRATION +TRENDING

MAPS

Avi Urban launching Maverick at Livingston

28 Year in review LOOK FOR THE CIRCLE

Avi Urban breaks ground on Buffalo at Silverado

Homes by Avi

46 Housing market

Canada’s hottest housing market is...

trending Top 10 real estate headlines of 2016

WITH

DYNAMIC

40 Avi Urban

By Lydia McNutt

38

Economy

Rising household debt a “key vulnerability” in Canada

By Lydia McNutt

By Wayne Karl

advice

18

CHBA – Alberta

Show homes bring floor plans to life

By Donna Moore

VICE PRESIDENT & CHIEF PUBLISHING OFFICER

Caroline Andrews PUBLISHER & GENERAL MANAGER

Shawn Woodford

16

DIRECTOR OF SALES

Moe Lalani SENIOR MANAGER, CONTENT

Jennifer Reynolds SENIOR SALES MANAGER, WESTERN CANADA

Shelley Balla SENIOR EDITOR

Lydia McNutt ART DIRECTOR

Daiana Garay CONTRIBUTING EDITORS

Sonia Bell Wayne Karl Elisa Krovblit DESIGN EDITOR

Yanic Simard MEDIA CONSULTANT

Natalie Houghton 587.226.1313 Like us on Facebook: search: CalgaryNewCondoGuide PRODUCTION MANAGER

Helen Pearce

20 Calgaryism

28

Five biggest mistakes new-home buyers make

By Cody Battershill

26 Contemplating condominiums

PRODUCTION CO-ORDINATOR

Greg Van Sluytman GRAPHIC DESIGNER

Miguel Cea 2891 Sunridge Way N.E. Calgary, AB T1Y 7K7 ypnexthome.ca

Condominium complexities

By Linda Palfi

ADVERTISING RATES

T 587.226.1313 email natalie.houghton@ypnexthome.ca

42 Make your move

Packing up that holiday cheer

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.

By Chuck Resnick

inspiration

COPYRIGHT 2017

44 Designer Advice

Seven essential home trends for 2017 and beyond

By Yanic Simard

50 Advertiser Index district maps

in every issue

15

Northwest Map

10

23

Inner City

27

Northeast Map

33

Satellite Communities

48 Mortgage rates

37

Southeast Map

49 What’s online

41 Southwest Map

Editors’ Note

24 Neighbourhood Profile Bankview

By Kait Kucy

Copyright covers the contents of this publication and prevents reproduction in whole or in part; offenders will be prosecuted. We reserve the right to refuse any advertising, to make changes or edit advertising as necessary. Care will be taken to ensure copy accuracy but no warranty is implied or given by the publisher. The publication, the publisher and the printers shall not be responsible for any typographical errors, mistakes, misprints, spot colouring or any information or lack of information furnished by the advertisers.

Yellow Pages NextHome is a trademark of Yellow Pages Group Co. in Canada.

EDITORIAL

Editorial submissions from interested parties will be considered. Please submit to the editor by email to Lydia.McNutt@ypnexthome.ca. The views and data expressed by columnists do not necessarily represent those of the publication

Editor’s Note

Is buying a home on your to-do list in 2017?

IF YOUR NEW YEAR’S RESOLUTIONS include buying a home, then

LYDIA MCNUTT Senior Editor Yellow Pages NextHome Email: Lydia.McNutt@ypnexthome.ca Twitter: @LydiasTweets

2017 could be your window of opportunity. Skyrocketing real estate prices in parts of Canada dominated the headlines in 2016. But that story could change.

According to ReMax’s Housing Market Outlook for 2017, home prices across the country are expected to rise by two per cent – that’s right, they’re still on the up-swing, but at a much slower pace than we’ve experienced in recent years.

Zeroing in on Alberta’s housing markets, ReMax expects an up-tick in activity following relative stability in 2016, when moderate declines in sales and prices came as a result of the prolonged recovery of the oil sector. Looking ahead to the second half of 2017 and into 2018, buyer activity is expected to pick up, supported by employment opportunities in the oil sector and the recent approval of the Trans Mountain pipeline, which is also expected to boost the provincial economy.

Things are looking up for hopeful homebuyers – of which there are many. Home ownership remains a priority for Canadians, according to a recent ReMax survey conducted by Leger. Fifty-three per cent of respondents expressed intent to purchase a home, and 47 per cent intend to do so in the next five to 10 years.

If you’re among them, start planning your purchase now. Explore new locations and different housing options. An open mind is your greatest asset.

Best of luck in the year ahead!

BANKVIEW

SEE MORE PHOTOS ONLINE

Bankview is a hip and happening neighbourhood for people who love living where the action is. With new restaurants and boutiques opening in and around Bankview, this area is a great place to be if you love food and style. Read the full story… nexthome.yp.ca/bankview

+ get social 10 YPNEXTHOME.CA

Interact with us on social media: ypnexthome

Property Profile | THE LOOP

cover story

StreetSide launches fabulous collection of townhomes in

The Loop

OFFERING CONTEMPORARY DESIGNS and terrific features

with an affordable price tag is what buyers in the loop are discovering when they visit StreetSide Developments’ newest project in northwest Calgary’s popular and wellestablished community of Evanston.

Crafted by StreetSide, The Loop at Evanston is a fabulous collection of three-storey townhomes offering single or tandem attached garages and seven different plans to choose from that will appeal to a variety of buyers.

“We’re excited to launch The Loop, which is really the final multi-family offering in this award-winning community,” says area manager Jared Kulawik. “We have released Phase 1 (the first of four phases) that consists of just 36 townhomes and we’re getting a good response from people who love the location and the open-concept floor plans.

“They also love the fact that we’re keeping the density low and creating a lot of green space,” a signature of

JAN 6 - FEB 3, 2017 | NEW CONDO GUIDE 11

a StreetSide development, he notes. “We really set a benchmark for green space; we go above and beyond the requirements set by the city because we want buyers to love where they live.

“The Loop is attractive to first-time homebuyers, but we’re seeing a lot of young professionals who want start to start a family or have just started a family and are looking to move up from a condo, as well as empty nesters and downsizers who want that maintenance-free lifestyle,” Kulawik says.

The Loop offers two- and three-bedroom homes with 2.5 bathrooms and plans range from 1,100 to 1,300 sq. ft. with extremely affordable prices starting from the $270,000s plus GST. “Each home has been designed to maximize space and offer higher-end interior features such as luxury vinyl plank 12 YPNEXTHOME.CA

flooring, pantries in the kitchen, tile floors in the entry and bathrooms, subway tile backsplash in the kitchen and a bevel-edge smaller subway tile in the bathroom,” Kulawik says.

The stylish interior standard appointments also include nine-ft. ceilings, stainless steel appliances, over-sized windows, choice of three different cabinet styles, upstairs laundry with washer and dryer, and over-sized balconies.

Homes with single-car garages also have lower-level flex space which can be used as storage, a home office or whatever the buyer chooses.

Buyers can also choose from two designer colour packages – London, a modern contemporary look with grey or white tone, and Stockholm, which features a more warm wood, natural colour tones. Plus, there are several upgrades available.

“The designs are very open concept, so the living room flows seamlessly into the kitchen and dining area, and the kitchen is designed with a peninsula eating bar so the space is great for entertaining, yet it also gives that subtle separation between spaces,” Kulawik says.

Outside, StreetSide is bringing the Rockies to The Loop creating a beautiful landscape of rock, trees and shrubs, giving homeowners a sense of privacy while enjoying their outdoor space and a central park with pathways and seating where residents can socialize.

The townhomes’ exterior will also have a high-end look with a mix of Hardie Board and vinyl siding and an architectural style that will be esthetically pleasing.

The Loop is also directly across from a municipal reserve with a park and playing fields just down the

street, and it’s within walking distance to a wide range of neighbourhood conveniences including a grocery store, services, shops and eateries. It also has great access to Stoney Trail, is minutes from a vast range of amenities in nearby communities, and a bus service is right out front.

To learn more about The Loop at Evanston visit the Welcome Centre at 150 Evanscrest Manor N.W., open Monday to Thursday, 2 to 8 p.m.; and weekends and holidays, noon to 5 p.m. Call 403.454.5661 or visit liveintheloop.ca.

JAN 6 - FEB 3, 2017 | NEW CONDO GUIDE 13

DON’T MISS YOUR CHANCE TO GET $5K OFF

*

Start your story

2 & 3 BEDROOM TOWNHOMES WITH GARAGE EXPERTLY ON TREND

NOW SE LLING

There’s room to grow in beautiful Evanston.

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( Y E S , R E A L LY )

150 EVANSCREST MANOR NW, CALGARY | THELOOP@STREETSIDEHOMES.COM | 403.454.5661 * Cannot be combined with any other offer. Visit Sales Centre for details.

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Visit Sales Centre at 64 Nolan Hill Gate

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15 THE GROVES OF VARSITY

BY STATESMAN HOMES

5353 Crowchild Trail NW 16 AVENUE

16 DISENO

BY LANDMARK HOMES

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36 STREET

18 SONOMA AT SAGE HILL

BY VERTICAL PROPERTIES 881 Sage Valley Boulevard www.sonomasagehill.com

17 Ave

05 ARRIVE AT EVANSTON

BY PARTNERS DEVELOPMENT GROUP

21 LIDO

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Symons Valley Parkway please call 587-755-1166

06 SYMONS GATE HOMES

BY BROOKFIELD RESIDENTIAL 33 Sage Bluff Blvd. NW

Sales Centre 1120 Kensington Rd

22 AVIRA TOWNHOMES IN EVANSRIDGE

BY JAYMAN MODUS 470 Evansridge Court

07 THE TIMBERS

BY GABLECRAFT HOMES

Sherwood Blvd at GLENMORE Sherwood Way NW RESERVOIR Register Now www.thetimbers.gablecrafthomes.ca

Corner of Shaganappi Trail & Symons Valley Pkwy NW IV E

23 THE MARK 101 IN SAGE HILL

BY NUOVO BY SHANE HOMES 3727 Sage Hill Drive NW 403.536.2388 themark101.com

BARLOW TRAIL

04 WILLOW AT SHERWOOD

BY AVI URBAN

13 THE LOOP

BY STREETSIDE DEVELOPMENTS

Coming Soon to Livingston 32 Ave

BLACKFOOT TRAIL

3503 Sage Hill Drive NW

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CALGARY INTERNATIONAL AIRPORT

MacLEOD TRAIL

03 VIRIDIAN

BY TRICO HOMES

355 Kincora Glen Rd. NW www.emeraldsky.ca

14 MAVERICK

BY AVI URBAN

ELBOW DRI VE

RE T RAIL 2nd Ave and 10th St. NW

BY BUCCI

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BY CARLISLE GROUP

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37 STREET

521 Evanston Link NW 02 KENSINGTON GLENM O

SARCEE TRAIL

69 STREET

01 THE LINK AT EVANSTON

BY BROOKFIELD RESIDENTIAL

Register today: Ezraonrileypark.com

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16 AVENUE 11

11 EZRA ON RILEY PARK

BY BIRCHWOOD PROPERTIES

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64 Ave

OLD BANFF COACH ROAD

85 STREET

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450 Sage Valley Dr.. NW

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JAN 6 - FEB 3, 2017 | NEW CONDO GUIDE 15

Property Profile | AVI URBAN

Avi Urban launching

Maverick at Livingston Location

North Central Calgary Builder

Avi Urban Development

Maverick at Livingston Home Type

13 one- and two-bedroom condos ranging from 530 to 974 sq. ft.

Contact

aviurban.com/maverick

16 YPNEXTHOME.CA

AVI URBAN IS BUILDING ON ITS SUCCESS STORY of offering stylish and affordable condo

developments to suit the various lifestyles of today’s buyers by adding a new chapter, with the launch of Maverick at Livingston in north central Calgary.

Maverick at Livingston will be a vibrant apartment condominium community, consisting of three four-storey, boutique-style buildings featuring 177 new condos offering a variety of 13 one- and two-bedroom floor plans ranging from 530 to 974 sq. ft. Homeowners will have the choice between courtyard- and streetadjacent suites that are affordably priced, starting from the high $100,000s and include underground or at-grade parking stalls.

“It has been a long time since a vibrant new

community has launched in north central Calgary,” says Charron Ungar, president of Avi Urban, the multifamily division of Homes by Avi. “With Livingston, the community approach is fresh and the planning concepts are a testament to the needs and values of our growing city.

“What really attracts me to Livingston, however, are both the diversity of product available for homebuyers and the distinct architectural character of the neighbourhood that will be presented,” Ungar continues.

“Maverick in itself speaks to the heritage of our city and region. The

“A Maverick, by definition, is an individual that is unorthodox and independentminded, making the name well-suited for a development of this magnitude”

name and development reflects the tenacity of the tough men and women who came out here, pioneering the new west as they blazed their own trails and set the bar for what we have today.

“Avi Urban wanted to make a statement in naming the first apartment community for the master-planned neighbourhood of Livingston,” he notes. “A Maverick, by definition, is an individual that is unorthodox and independentminded, making the name well-suited

for a development of this magnitude.”

With Maverick at Livingston, Avi Urban is crafting a high-value product to price-conscious individuals and presenting well-appointed interiors that include a custom-designed kitchen layout with built-in cabinet pantries and stainless steel appliances, quartz countertops throughout, sleek LED disc light fixtures, large format floor tile, luxury vinyl plank flooring and in-suite laundry.

On the exterior, Maverick boasts a prairie-inspired contemporary

elevation that brings together clean lines, reflected by the smooth stucco exterior, corrugated metal decks and balconies and vibrant coloured panels. Maverick has an industrial vibe with the unique combination of textures, oversized black windows, simple roofline, and deep overhang decks which are partially covered, for a refreshing take on a simple built form.

Building amenities include an underground car wash and underground dog wash, along with recreation rooms designed to encourage residents to socialize.

A major appeal to buyers is the location, Ungar notes. The north central part of Calgary is amenityrich and highly prospective of new employment opportunities.

Buyers will enjoy close proximity to transit and existing amenities, while benefiting from the price point in the suburban environment. Affordability, safety and security, opportunity for growth are paramount in Livingston.

Maverick is in a 10-minute proximity to Stoney Trail, the airport, and access to Hwy. 1 travelling west.

Residents will enjoy immediate access to the major roadways for getting out of town or getting downtown quickly via Centre Street and are close to a variety of nearby neighbouring shops, services and eateries.

Ungar encourages buyers to take advantage of today’s low interest rates and get in on the first phase of Maverick. This will also be advantageous to buyers as Phase 1 provides the best proximity to transit, Centre Street and other existing communities.

For more information, visit the Maverick at Livingston sales centre opening Jan. 7, 2017 at 163 Livingston Ave. N.E. operating Monday to Thursday, 2 to 8 p.m.; and weekends and holidays, noon to 5 p.m. Visit aviurban.com/maverick.

JAN 6 - FEB 3, 2017 | NEW CONDO GUIDE 17

Advice | CHBA ALBERTA

Show homes bring floor plans to life

By Donna Moore

MORE ADVICE ONLINE ypnexthome.ca/news/advice

THE START OF A NEW YEAR is the time to plan for the year ahead, and if buying a home is on your to-do list, it’s a good time to visit the various show homes and suites around Calgary and in surrounding communities. You’ll see the hottest new features, finishes and trends, and get a feel for the latest and greatest.

Dramatic entrances, sweeping vistas, soaring ceilings, gleaming floors and bold colours that have been chosen with flair and creativity are bound to delight.

Homebuyers are looking for the home that is just right for them, so builders spend a good deal of time creating designs that capture the imagination and pump up the “wow” factor. They develop homes that combine style and function, reflect today’s lifestyles and new trends, and are comfortable to live in.

With the incredible selection of styles and designs available, it can be a challenge for people to narrow their choice. So during your tour, look beyond the pizazz and examine

18 YPNEXTHOME.CA

the design to consider how it would work for you and your family.

One of the best ways to get a feel for the plan is to imagine living in it. Think about your daily routines and priorities, and how the layout will suit you. Is everyone rushing out the door at the same time in the morning? Are there places for the children to play, study and watch TV? Do you need a private work space?

Do you want a formal dining room or a large breakfast bar?

What if you love a particular home, but the kitchen simply won’t work for you? This is not necessarily a problem. Many builders offer various optional layouts and other models that may have what you’re looking for. Also, you may be able to customize a plan and the builder can advise you on cost and construction implications.

One aspect to consider is the potential traffic flow in and out of the home. Ask yourself how easy is it to get grocery bags into the kitchen, and how the design limits privacy and furniture placement? Can everyone get around the whole place safely and easily?

Many new home and condo designs emphasize spaciousness rather than square footage. High ceilings open up the space and allow for larger windows, which extend your home visually and bring in more natural light.

The open-concept layout, which combines the living room, dining

room and kitchen in one open space, has been a design trend for many years but it can present challenges such as how to distinguish different living and working areas without diminishing the sense of space.

However, many builders offer solutions such as bulkheads and other ceiling treatments that provide visual interest and delineate spaces.

Incorporating a mixture of ambient, task and accent lighting also helps to create distinct atmospheres.

Your choice of flooring can also have a big impact. Installing hardwood or tile floors throughout much of main area and then using plush carpet in the living room can create a different atmosphere for that space. Columns, partial walls or glass-block walls, or two- and threeway fireplaces can also define living areas while maintaining openness.

When you walk through a show home, also consider how your furniture will fit and ensure there is sufficient storage for all the things you and your family have collected.

Shopping for a new home is an exciting process, and visiting show homes is a good way to narrow down your choices.

Donna Moore is CEO of the Canadian Home Builders’ Association – Alberta.

CHBA – Alberta represents over 1,600 business members including new home builders, renovators, developers, trade and supply companies, and professional services.

Advice | CALGARYISM

5 biggest mistakes new-home buyers make don’t know to look for, like if those cracks in the concrete foundation are something to be concerned about. As a matter of fact, you should make sure that a professional home inspection from a third-party is included in your contract and happens before signing on the dotted line. If you are really interested, you could follow the home inspector as they check the home and learn about the bones of your new home, which never hurts to know.

By Cody Battershill

MORE ADVICE ONLINE ypnexthome.ca/news/advice

1. Busting your budget Shopping for a new home can make you a little giddy to say the least. One viewing after another, in showhomes that are typically decked out to the max with optional features, definitely gets the blood pumping. For just a bit more cash you could have those granite counters that you’ve always wanted, and for a bit more than that, an upgraded appliance package in the kitchen. Because a new home may be priced in the $400,000 to $500,000 range, that extra $10,000 to $20,000 you could spend on optional upgrades may not seem like such a big deal. But that’s not a game you want to play. Ask yourself, what would happen if your income decreased or if you had an unexpected change in employment?

Could you afford to continue making payments on your mortgage and all other expenses? That extra cash you dropped on upgrades, which also increased your mortgage amount, could very well be a tipping point if something like losing your job did happen.

2. Forgetting about additional costs Buying a home isn’t just a matter of replacing your rental payment with a mortgage payment. There are a ton of additional costs for maintenance, utilities and property taxes on top of furnishing the home itself. Many people tend to forget about things like property taxes and insurance when deciding on how much of a 20 YPNEXTHOME.CA

5. Not understanding everything in the contract monthly mortgage payment they can afford. Make sure you consider these costs and factor them into your payments so that you don’t end up putting a strain on your finances.

3. Not looking at enough properties This is one of the worst things you can do as a new-home buyer. There are a ton of home builders out there with a ton of different kinds of properties and design styles to choose from. You are selling yourself short if you don’t spend the time to browse them all. With that in mind, don’t let anyone rush you or pressure you into a decision either. This is a big deal and you’re the boss. Make a choice based on your own time line and when you’re ready, and make sure that you have seen enough listings to be 100-per-cent sure that the one you have chosen is the one.

4. Skipping the home inspection Just because a new home looks like it’s in tip-top shape doesn’t mean that’s necessarily true. It could have structural defects or mechanical issues that would otherwise be caught by a professional home inspection. Home inspectors are trained to spot the things that you

Buying a new home may just be the largest purchase you’ll ever make.

With that said, it’s absolutely crucial that you understand every clause in the contract inside and out, and if you don’t, ask questions so that you do understand. For example, you may walk into a new showhome and automatically assume that those shiny stainless-steel appliances are included in your package – only to walk in later and find standard models in their place. Some common points of contention you should be aware of include big appliances like washers and dryers, window treatments, light and bath fixtures and ceiling fans.

Replacing one of these things once you find out that they are not included could cost hundreds of dollars – which is no small deal. Do your due diligence, go through the contract carefully, make sure to ask about any items that are not there and get them added in writing if need be.

Cody Battershill is the founder of Calgaryism and a top producing realtor at ReMax House of Real Estate. Born and raised in Calgary, Cody has a passion for helping his clients accomplish their real estate goals and loves to show off the best Calgary has to offer! He can be reached at 403.370.4180, @Calgaryism on Twitter and calgaryism.ca

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Limit of 1 ticket per person. See Area Sales Representative for Million Dollar Giveaway* promotion terms and conditions. A hold must be placed before January 31, 2017. Prize discount is valid for the community stated on scratch card only. No cash value. Not applicable to existing sales. Non-transferable. Prize cannot be combined with any other offer. Physical ticket must be surrendered at time of contract signing. *Actual Giveaway amount is dependent upon the total dollar amount of all tickets redeemed towards home purchases and may total more or less than $1,000,000.

it’s what’s inside

LandmarkHomes.ca

6 AVE N

GREYHOUND BUS TERMINAL

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17 AVE S

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BY CARLISLE GROUP 325 3rd St. SW www.riverfrontpointe.ca

02 PARK POINT

BY QUALEX-LANDMARK Coming Soon Register now at Qualex.ca/ ParkPoint

03 43 PARK

BY VERICON REAL ESTATE VENTURES 43park.ca

04 WATERFRONT

BY ANTHEM PROPERTIES 216 Riverfront Ave. S.W.

05 THE GUARDIAN

BY HON TOWERS

12th Ave SE at 3rd St.

15 26 AVE S

05

OLYMPIC WY

02

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1 ST W

2 ST W

11 AVE S

4 ST W

5 ST W

8 ST W

10 ST W

14

12 AVE S

17 INK

BY BATTISTELLA 622-8 Ave. SE

11

18 EVOLUTION

BY EMBASSY BOSA INC.

East Village Experience Centre 553 Riverfront Ave. SE

19 VERVE

BY FRAM + SLOKKER

Sales Centre Now Open in East Village

CALGARY EXIBITION AND STAMPEDE PARK

20 LIDO

BY BATTISTELLA

ERLTON / STAMPEDE STATION

21 V&V

BY PROVIDENCE GROUP

Sales Centre 1120 Kensington Rd

Register: einsteincalgary.com

23

06 AVENUE

BY GROSVENOR & CRESSEY 1035 5th Ave. SW

07 SMITH

BY GROSVENOR

Visit Sales Centre at 850-16th Ave. SW, 2nd Floor

08 DISTRICT

BY BOULEVARD INVESTMENTS Sales Centre Now Open 305 18th Ave. SW

09 LiFFT

BY VERICON REAL ESTATE VENTURES liveLiFFT.com

10 BRIDGELAND CROSSINGS

BY GABLECRAFT HOMES bridgelandcrossings.ca

11 SOBOW

BY M2I DEVELOPMENTS CORPORATION

22 ALEX

BY ASSURED COMMUNITIES

Presentation Centre: 2719 14th St. SW

23 MISSION 34

BY ASSURED COMMUNITIES

98 Mission Road SW mission34.ca

24 RADIUS

BY BUCCI DEVELOPMENTS Coming soon to Bridgeland www.bucci.com/radius

25 BRIDGELAND HILL

BY GABLECRAFT HOMES 516 Edmonton Tr. NE

26 THE ROYAL

BY EMBASSY BOSA 936 16TH Ave. SW www.theroyallife.ca

1640 17A St.

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JAN 6 - FEB 3, 2017 | NEW CONDO GUIDE 23

Neighbourhood Profile

Bankview

By Kait Kucy

Fast facts Average household income

$71,882

Family structure

FAMILIES

COUPLES

SINGLES

10%

31%

59%

Own vs. rent

63%

RENTERS BANKVIEW IS AN OLDER NEIGHBOURHOOD located in the

SW quadrant of Calgary that was established in 1908. The boundaries are 17th Avenue SW, 26th Avenue SW, 14th Street SW and 19th Street SW. It’s close to the bustling streetside restaurants, boutiques and conveniences of 17th Avenue SW. The corner of 14th Street SW and 17th Avenue is busy, busy, busy.

Vibe Bankview is a hip and happening neighbourhood for people who love living where the action is. With new restaurants and boutiques opening in and around Bankview, this area is a great place to be if you love food and style. It’s an older neighbourhood that has a nice mix of heritage homes, infills, condos and apartments. If you love architecture, it’s a great place to explore.

Meet the neighbours Residents are mostly students, young professionals, and young to middleaged. According to the 2002 City of Calgary Municipal Census, the median household income was $32,474 and

31.4 per cent of residents were low income. Since this area is mostly condominiums and apartments, the majority of residents are renters. In 2000, it was reported that 80 per cent of all housing in Bankview was used for renting.

Dollars & sense Bankview is an above-average neighbourhood for rentals. It’s located in a high-traffic, dense area making it a desirable spot for people who want to live a busy, inner city lifestyle. When you look at the cost of a cup of coffee here, it varies between Starbucks’ prices and higher end café prices – you won’t find many cheap options in this area, but on the other hand, it isn’t the most expensive.

Planes, trains & automobiles Bankview is a pedestrian- and cyclistfriendly neighbourhood. It is quite hilly, so expect a good daily workout.

It has great public transportation with several buses running regularly from the area to downtown, and the downtown LRT stations. Despite the walkability of the area, many residents still do rely on cars as their main

37%

OWNERS Education Levels

40% UNIVERSITY

34%

26%

HIGH SCHOOL

COLLEGE

SOURCE: ENVIRONICS

mode of transportation, which can make parking a struggle in such a dense area.

Real estate Bankview is an older neighbourhood that does have a number of heritage homes in it, however in the 1950s, new developments took over and condos and apartments took their place. Now the area is mostly rentals and with some home ownership.

Modern infills have also started popping up in the area since the early 2000s.

Kait Kucy is a lifestyle and travel writer and blogger for online and print publications in Canada and the U.S.

24 YPNEXTHOME.CA

Advice | CONTEMPLATING CONDOMINIUMS

Condominium complexities

By Linda Palfi

MORE ADVICE ONLINE ypnexthome.ca/news/advice

CONDOMINIUM HOMES are three times more complex than non-condo homes. To create the affordability of location and the lifestyle that ownership of a multi-family home can provide, a condominium comes with financial and political structures, as well as the physical home itself.

This complexity can be a good thing when buying, as condo homes usually offer an in-house social life and resale condos have savings in the bank for future expenses. Few single-family homes come with those!

Because there is three times the complexity of a house on a lot, though, condo shoppers should triple their knowledge before shopping, and rely on realtors who have specialized in condominium knowledge and market awareness. Just as I would not dare to help clients shop for a rural property with issues I’ve not studied (well water quality, soil type, mineral rights), condo shoppers are not well served by rural or residential agents who are not versed in the complexities of a condominium purchase.

With a house, of course, there are still the questions of location, style, size and other factors. But these questions apply equally to a home of any type, be it a house, a condominium apartment or a mobile home. So let’s set aside the obvious issues of location and such that shoppers can sort out for themselves, or which are largely a matter of preference. Let’s look at those additional issues we need to consider in condominium homes, including

single-family houses in bare-land condominium subdivisions.

Realize that every condominium home is part of a corporation. That corporation may be well run and well funded, or rudderless and virtually bankrupt. It may also own driveways, sidewalks, parking lots, extensive interior common property, and mechanical systems ranging from foundations to elevators and from boilers and roofs. Any of these components may be new, aging gracefully or downright decrepit.

There should be a professional assessment of those corporate assets (“reserve fund study”) and a savings account to fund, in whole or in part, their eventual replacement.

Obviously, then, the condo corporation needs to be analysed prior to a final commitment to purchase a condominium home.

From the operating budget to the audited financial statement, and from the current state of mechanical systems to plans for their repair and replacement, the corporation’s assets need to be evaluated, and their condition affects the market value of the individual condominium home.

Yet a corporation brings with it still another set of questions under the heading of politics. Every condominium corporation has a government not much different in law than a city council. And as we all know, we can be governed well or poorly, and even the tiniest village can be either peaceful or suffer “trouble in paradise.” Minutes of condo Board meetings, annual general meetings and special general meetings can all reveal whether a condominium is united and well led, or divided and poorly led. Home shoppers should feel free to chat up current residents in the hall or the elevator to learn if issues are percolating among condo owners.

The complexity of a condominium is not a bad thing, as it provides the foundation to have an elected Board and a paid manager deal with issues of maintenance that you might rather ignore. Fifty or 150 homes under one roof also means we can afford to live downtown, or riverside, where otherwise only millionaires would reside. Many of our condo neighbours become our friends in a pleasant semi-communal environment.

Be aware of condo’s complexity, not intimidated. A house is a house: understand the location, have it inspected, and you’re pretty well protected. In a condominium you have the “house,” but then you also have a corporation with assets and a political animal you’ll want to know before adopting it.

When you shop for a condo, be as informed as possible, and rely on professional advice beyond that.

Linda Palfi is a condominium specialist realtor with Your Way Real Estate.

She sits on multiple condo boards, and is a member of the Inquiry Committee of the Calgary Real Estate Board. Visit condosincalgary.com or call 403.998.7732

METIS TRAIL

NORTHEAST COMMUNITIES 08

52 STREET

CALGARY INTERNATIONAL AIRPORT

64 Ave

CENTRE STREET 12 AVENUE

07 ARRIVE AT SKYVIEW RANCH ARBOURS

BY PARTNERS DEVELOPMENT GROUP Coming Soon www.arrivehome.ca

08 MAVERICK

BY AVI URBAN

Coming Soon to Livingston

RIVE

RIAL D

MEMO

36 STREET

13 V&V

BY PROVIDENCE GROUP

Now Open Register: einsteincalgary.com

17 Ave

52 STREET

BLACKFOOT TRAIL

ELBOW DR IVE

104 Redstone View (off Redstone Way)

16 AVENUE

02 43 PARK

BY VERICON REAL ESTATE VENTURES

MacLEOD TRAIL

43park.ca

ANDERSON ROAD

DEERF

114 AVE SE

OOT T RA

IL

W BO M IL

Mac

UIS

MARQ

RNE OF LO

TRAIL

COPPERFIELD

IL

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TRA

VIT McKE

D LEO

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EK P ARK

SHAWNESSY BLVD.

NEW BRIGHTON

TTO BO

CRE

84 STREET

BARLOW TRAIL

GLENMORE TRAIL

SOUTHLAND DRIVE

FISH

64 Ave

06 ARRIVE AT REDSTONE

BY PARTNERS DEVELOPMENT GROUP

13

17 Ave

GLENMORE RESERVOIR

05 MOTIF

BY JAYMAN MODUS

32 Ave

03 04 MEMO 02 01 RIAL D RIVE

Coming Soon bridgelandcrossings.com

80 Ave

MCKNIGHT BLVD.

16 AVENUE

01 BRIDGELAND CROSSINGS

BY APEX CITY HOMES

Sales Centre 921 - 1st Ave. NE www.stepsbridgeland.com

68 STREET

14 STREET

.

04 STEPS BRIDGELAND

BY GIUSTINI BRIDGES IN.

52 STREET

CRI J OW OHN CH L ILD AUR IE TR BLV AIL D

Sales Centre #701, 7th Ave. NE livelifft.com

SADDLETREE DR.

FA L RID CON GE

NOSE HILL PARK

EDMONTON TRAIL

SH AG AN

NA

PI

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TR A

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CO

05 128 NE Ave

COUNTRY HILLS BLVD.

FO OT TR AIL

VD. LS BL

Y HIL UNTR

03 LiFFT

BY VERICON REAL ESTATE VENTURES

STONEY TRAIL 06 07

CHAPARRAL CRANSTON

ABURN BAY

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JAN 6 - FE, 2017 | NEW CONDO GUIDE 27

Trending

A YEAR IN REVIEW

NEWSMAKERS OF 2016

By Lydia McNutt

When it comes to Canada’s real estate landscape, 2016 certainly had its ups and downs. Here are our top 10 newsmakers of the year – some good news, some bad news, but all essential reading for the smart homebuyer in 2017.

1

CITY

AVERAGE PRICE

The 2016 leap year

VANCOUVER

1984: $113,722 2016: $897,158

If you’ve been keeping up on the real estate headlines in 2016, then you already know that a big newsmaker was the rising home prices. Markets such as Greater Vancouver and Greater Toronto saw the price of an average detached home skyrocket to more than $1 million. Semis, townhomes and condos also made big gains. With 2016 being a leap year, we analyzed home price growth in four-year intervals, dating back to 1984, market by market. Strong historical home price growth might be expected, given that real estate is a proven performer over the long term. But looking at the growth in these four-year windows shows some pretty staggering appreciation. Here are the average prices in Canada’s biggest markets, across all housing types:

CALGARY

1984: $86,724 2016: $453, 936

EDMONTON

1984: $79,215 2016: $370,010

WINNIPEG

1984: $58,755 2016: $279,365

GTA

1984: $95,423 2016: $622,707

HAMILTON/BURLINGTON

1984: $65,995 2016: $443,388

SAINT JOHN

1984: $53,257 2016: $164,155

HALIFAX-DARTMOTH

1984: $78,474 2016: $282,672

NEWFOUNDLAND & LABRADOR

1984: $60,629 2016: $276,302

READ THE FULL STORY ONLINE nexthome.yp.ca/leap-year

SOURCE: CREA, figures as of Dec. 2015

28 YPNEXTHOME.CA

2 BC implements foreign buyers’ tax While on the topic of rising home prices, the British Columbia government introduced a controversial 15-per-cent property transfer tax on foreign nationals who buy real estate in Metro Vancouver, with the aim of curbing low vacancy rates and reigning in the out-of-control home prices. So, why the controversy? Also known as Bill 28, the new tax was criticized by the real estate industry due to: 1. lack of industry consultation and no warning that this was coming down the pipe; 2. the size of the tax; 3. a lack of a grandfather clause, which left many pre-sales buyers on the hook and introduced unnecessary uncertainty into the market; 4. and how the government failed to take into account the fact that it appeared that the market was slowing down previously, regardless of the new tax.

The new tax took effect on Aug. 2, but as of Dec. 2, the Greater Vancouver Real Estate Board reported that home buyer and seller activity remained near historical averages.

4 Trump takes the win, Immigration Canada site crashes When the U.S. sneezes, Canada catches a cold. So, after a year of dominating the headlines, when Donald Trump won the presidential election in November – much to the chagrin of many Americans and people around the

3 Mortgage rule changes

READ THE FULL STORY ONLINE nexthome.yp.ca/new-mortgage-rules

Again, rising home prices and low lending rates prompted our third newsmaker of 2016 – the mortgage stress test. On Oct. 17, the federal government implemented changes to Canada’s mortgage lending rules to help reduce the risk of a housing market crash. Under the new rules, homebuyers with a high-ratio mortgage (which is required when buyers have less than 20 per cent of the purchase price) must qualify at

world – the ripple effect was immediate. With the election results revealed, Citizenship and Immigration Canada’s website crashed due to a traffic surge. Could our American neighbours be planning a move to Canada in an attempt to escape Trumpdom? But it’s not as easy as packing your bags and taking a road trip.

The Government of Canada plans to welcome 300,000 immigrants in 2017. Of these, 172,500 will be taken in on economic grounds,

a rate that is much higher than what is currently being offered by mortgage lenders. At the time of writing, the best rate for a five-year fixed mortgage was 2.34 per cent (source: Rate Hub).

Under the new rules, buyers would have to qualify at the Bank of Canada’s benchmark rate of 4.64 per cent. This, all in an effort to shield highly indebted Canadians from spending more than they can afford in a more realistic rate environment.

which includes applicants and accompanying family members in federal and provincial programs, business immigrants, caregivers, and skilled workers and business immigrants. Another 84,000 will be family members of existing residents. Then, 40,000 will be refugees and protected persons, and another 3,500 will be taken in on humanitarian, compassion and “other.”

JAN 6 - FEB 3, 2017 | NEW CONDO GUIDE 29

5

TRUDEAU PHOTO COURTESY OF PM.GC.CA

PM Justin Trudeau’s 2016 Budget

PHOTO CREDIT: CNW GROUP/ROGERS REAL ESTATE DEVELOPMENT LIMITED

READ THE FULL STORY ONLINE nexthome.yp.ca/rogers-development-mississauga

Wait a minute… We had a little election of our own recently, didn’t we? Since revealing his inaugural 2016 Budget, we thought it might be a good time to grade this former teacher and Canada’s current PM, Justin Trudeau, on his housing promises – and delivery. We looked at the Home Buyers’ Plan, rental/ affordable housing, and housing policy. So, how’s he doing? C– Time to hit the books, Mister Prime Minister.

7 CMHC raises the red flag on Canada’s housing market This was all over the news before Canada Mortgage and Housing Corp. (CMHC) even made the official announcement. The federal housing agency upgraded its risk rating for Canada’s housing markets from “moderate” to “strong” in its Housing Market Assessment, citing problematic conditions overall due to four key factors: 30 YPNEXTHOME.CA

6 Rogers Real Estate drops $1.5 billion on downtown Mississauga development Rogers Real Estate will be developing a vacant, prime piece of property in downtown Mississauga, Ont. into a 10-tower, 15-acre, 4.3 million-sq.-ft. master-planned community that will also include more than two-acres of public parkland. The cost? A whopping $1.5 billion. Dubbed M City, this will be the first major residential condominium development by the Rogers family.

The project has been quietly in the works since 2007, when Rogers Real Estate enlisted developer Urban Capital Property Group to manage the process of turning this long-held family asset into a legacy community.

1. over-heating, when sales greatly outpace new listings in the market for existing homes; 2. acceleration of housing prices; 3. over-valuation of house prices in comparison to levels that can be supported by housing market fundamentals; and 4. over-building when the rental market vacancy rate and/or the inventory of new builds that are unsold is elevated.

Of Canada’s 15 major markets assessed, nine – or 60 per cent – showed moderate or strong

evidence of over-valuation, seven showed evidence of overbuilding, and four showed evidence of price acceleration and overheating.

CMHC highlighted that this problem isn’t exclusive to Canada’s priciest markets – Toronto and Vancouver – but is slipping into the suburbs. For example, check out the price growth in Victoria, Abbotsford, Kelowna outside of Greater Vancouver, or Greater Toronto’s Hamilton, Oshawa and Barrie communities, which are also experiencing double-digit gains.

8

9

Fort McMurray wildfires

Top 50 real estate investment cities

A wildfire had been reported southwest of Fort McMurray, Alberta on May 1. That, in itself, is not unusual. Fort McMurray is an area in the Regional Municipality of Wood Buffalo in northeastern Alberta, surrounded by the Athabasca oil sands and Boreal forest. By May 3, the fire had quickly spread through the town, destroying 2,400 homes and buildings and forcing Alberta’s largest wildfire evacuation. The fires continued to burn across northern Alberta and into Saskatchewan. When they were finally deemed “under control” on July 5, it was two months, 1.5 million acres, and a cost of $3.58 billion – the costliest insured natural disaster in Canadian history, as per the Insurance Bureau of Canada. The effect on real estate in The Prairies was doubly dark, adding to the area’s existing economic woes due to prolonged low oil prices.

For those looking to invest in Canadian real estate, the talented editors of our sister publication, Canadian Property Investor, pinpointed the top 50 investment hotspots based on vacancy and rental rates for a twobedroom unit, complemented by data on population, employment and wage growth, average home prices and economic development. Drum roll please…

1. Brampton, Ont. 2. Richmond Hill, Ont. 3. Milton, Ont. 4. Barrie, Ont. 5. Orillia, Ont. 6. Surrey, BC 7. Maple Ridge-Pitt Meadows, BC 8. Abbotsford-Mission, BC 9. Squamish, BC 10. Okotoks, Alta.

Wood Buffalo at a glance » Number of private dwelling units: Approximately 31,240 » New home construction 2015: 193 units, lowest level in more than 20 years; 13 units started in first 4 months of 2016 » Peak new home construction: 2,175 single- and multifamily homes started in 2007 » Unsold new inventory: 16 completed but unoccupied new homes in April, down from 17 in March and 80 in April 2015 » New home prices: $838,000 for typical new singlefamily home built in last three years; new semidetached homes about $686,000 » MLS Sales 2015: Declined 43.5% from 2014 to 974 units » MLS Sales 2016: Sales declined 23% for Q1 2016 to 155 units » MLS Prices 2015: Average decrease of 6.2% from previous year to $560,794; this followed a 5% decline in 2014 » MLS Prices 2016: For Q1 2016, average fell 11.8% to $504,097 compared to same period in 2015 » Rent: $1,842 per month for 2-bedroom apartment (October 2015), down from $2,118 the year before; by comparison, 2-bedroom apartment rented for $1,355 in Calgary and $1,260 in Edmonton Wood Buffalo Census Agglomeration includes Fort McMurray and nearby smaller centres

SOURCES: CHBA – Alberta, Canada Mortgage and Housing Corp., Statistics Canada, Canadian Real Estate Association, Insurance Bureau of Canada

GET INVESTMENT PICKS #11-50 ONLINE nexthome.yp.ca/canadian-property-investor

10

#

#

#

What should our National Housing Strategy look like?

Wrapping up our list for 2016, but perhaps tops for 2017, the National Housing Strategy is a biggie. The federal government recently kick-started efforts to begin building a National Housing Strategy that addresses issues, from affordable housing to rental housing to home ownership, and create a plan that is equitable across differing economies, markets and conditions. This resulted in consultations with provincial bodies, industry experts and others – including everyday Canadians. Job 1: tackle the affordable housing issue.

The hope is that the consultative process – dubbed “Let’s Talk Housing” – yields solutions that make more sense than unilateral policy changes, such as the latest round of mortgage rule changes. We’ll see what the new year brings on this front.

With files from Sonia Bell, Wayne Karl and Elisa Krovblit JAN 6 - FEB 3, 2017 | NEW CONDO GUIDE 31

CRANSTON DR

CR ANSTON

CRANSTON DR

SETON BLVD DEERFOOT TRAIL

CRANARCH RD

CRANSTON AVE

CRANFORD PARK

Zen CG20161216.indd 1

08/12/2016 21:25

CALGARY’S SATELLITE COMMUNITIES 21 THE WHITNEY

BY LANDMARK HOMES

22 04

1A

02 11 03 01 COCHRANE 08

211 & 215 Fireside Parkway Cochrane, AB

AIRDRIE

22

09

20

AIRDRIE

10 12 15

13 14

06

09 CREEKSIDE VILLAGE

BY CARLISLE GROUP

2 21

07

05

2105 403 MacKenzie Way SW Airdrie, Alberta www.creeksidevillagecondos.ca

10 STONEKEEP AT KING’S STRATHMORE HEIGHTS TOWNHOMES

BY MERGE 1 DEVELOPMENTS

1

CALGARY

1225 King’s Heights Way SE Airdrie, Alberta

CHESTERMERE

797

11 BRAND

BY BIRCHWOOD

LANGDON

BLACK DIAMOND

22X

Coming Soon 169 Clydesdale Way Cochrane, Alberta

22X

22X

17

12 RAVENSWOOD TOWNHOMES

BY SLOKKER CANADA WEST

2

2802 Kings Heights Gate

13 BROOKSIDE AT BAYSPRINGS

BY MERGE DEVELOPMENTS

OKOTOKS

546

TURNER VALLEY

Yankee Valley Blvd. and 24th St. SW BrooksideAtBaysprings.com

2A

543 22

14 HILLCREST TOWNHOMES

BY EXCEL HOMES

HIGH RIVER

COCHRANE 01 TOWNHOMES AT JUMPING POUND RIDGE

BY SLOKKER CANADA WEST

Sales Centre on George Fox Trail just past Jumping Pound Terrace www.slokker-west.ca

02 HEARTLAND TOWNHOMES

BY EXCEL HOMES 137 Heartland Way, Cochrane, Alberta

03 THE RISE

BY JAYMAN MODUS

04 SUNSET RIDGE STREET TOWNS

BY HOMES BY AVI 36 Sun Valley Road Cochrane, Alberta

05 STONECREEK LANDING

BY CARLISLE GROUP

625 Glenbow, Cochrane, Alberta www.stonecreekcondos.ca

06 THE VILLAGE

BY CALBRIDGE HOMES 3102-15 Sunset Square Cochrane, Alberta

07 RIVERREACH VILLAS & MANORS

BY JAYMAN MASTERBUILT 13 Riviera Way Cochrane, Alberta

08 THE RANGE

BY BIRCHWOOD PROPERTIES CORP. 101 Heartland Avenue Cochrane, Alberta

101 Hillcrest Dr. SW Airdrie

15 ZEN RAVENSWOOD

BY AVALON MASTER LETHBRIDGE BUILDER

1403 - 2400 Ravenswood View SE

22 SUNSETRIDGE TOWNHOMES

BY EXCEL HOMES 24 Sunrise View Cochrane, AB

20 SUNSET

BY JAYMAN INNOVATIONS

24 Sunset Rd. Cochrane, Alberta

501 Riverheights Dr. Cochrane, AB

SEARCH ONLINE ypnexthome.ca

JAN 6 - FEB 3, 2017 | NEW CONDO GUIDE 33

21:25

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MAT

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At Mattamy, we want to make it more rewarding than ever for you to personalize your new home and move in sooner. That’s why we’ve created the Make It Yours event. Not only will you get to pick from an amazing selection of interior design options to make your brand new home your own, our Design Studio will give you a gift of up to $15,000.

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Celebrating 40 Years

CENTRE STREET

F RI

AIRPORT

MCKNIGHT BLVD.

68 STREET

LA UR TRA IE BL VD IL .

14 STREET

WC HIL D

32 Ave

16 AVENUE

16 AVENUE

12 AVENUE

SOUTHEAST COMMUNITIES RIVE RIAL D

MEMO

RIAL D RIVE

36 STREET

MEMO

17 Ave

13 REGATTA

BY BROOKFIELD RESIDENTIAL

52 STREET

ELBOW DRI VE

BLACKFOOT TRAIL

17 Ave

109 Auburn Meadows Dr. SE

14 BOULEVARD TOWNES

BY BIRCHWOOD

MacLEOD TRAIL

116 Quarry Park Way SE

GLENMORE TRAIL

09

14

ANDERSON ROAD

DEERF

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17

12

LEO AIL

07 03

20

Corner of Cranford Dr and Cranston Gate SE Register: www.cardellifestyles.com/ cranston-ridge

02 COPPERFIELD PARK

BY BRAD REMINGTON HOMES 279 Copperpond Common S.E.

N

06

MAHOGANY

13

D. BLV

07 AUBURN WALK

BY CARDEL LIFESTYLES

Showsuite and Sales Centre Corner of 52nd Street and Auburn Meadows Dr. SE

08 THE MORELLO 15207 1st SE themorello.ca

04 LEGACY GATE

BY CARLISLE GROUP

10 CANOE

BY AVI URBAN

05 LEGACY STREET TOWNS

BY HOMES BY AVI 42 Legacy Blvd SE

06 CRANSTON

BY AVALON MASTER BUILDER 442 Cranford Park SE

19 CHAMPAGNE

BY REMINGTON DEVELOPMENTCORPORATION Quarry Park Blvd SE remingtoncorp.com

20 ORIGINS AT CRANSTON

BY STREETSIDE DEVELOPMENTS 21 ALTURE MIDCITY

BY ALTURE PROPERTIES

09 BRISTOL TOWNHOMES

BY BIRCHWOOD NOW SELLING

210 Ave. SE www.legacygate.ca

Presentation Centre: 350 Quarry Park Blvd SE

111, 100 Cranfield Common SE

25

03 MUSKOKA

BY BROOKFIELD RESIDENTIAL 65 Auburn Meadows Way

22

AUBURN BAY

SETO

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15 LEGACY

10

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05 WALDEN 01 04 23 26 24

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BY CARDEL LIFESTYLES

18 THE GATES

BY REMINGTON DEVELOPMENT CORPORATION

02 11

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MARQ

6 Mahogany Terrace SE

347 MacKenzie Towne Gate

NEW BRIGHTON

M

K PA RK

Mac

S JAME

SHAWNESSY BLVD.

114 AVE SE

TTO BO

08 CR21 EE

16 SANDGATE

17 MOSAIC MIRAGE

BY BROOKFIELD RESIDENTIAL

OOT T RAIL

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FISH

84 STREET

18

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JAN 6 - FEB 3, 2017 | NEW CONDO GUIDE 37

Trending

Rising household debt a “key vulnerability” in Canada

By Lydia McNutt

THE BANK OF CANADA IS WARNING of rising household

debt and housing prices... again. This familiar theme was echoed in December 2016 and previously, in June 2016, in the Bank’s Financial System Review (FSR) – a twiceyearly report that examines and analyzes Canada’s overall macro-financial conditions.

The Bank highlighted elevated levels of Canadian household debt as a key vulnerability in most Canadian cities, but particularly in Calgary, Vancouver and Toronto.

“The most important risk remains household financial stress and a sharp correction in house prices, triggered by a large and persistent nationwide rise in unemployment,” the report outlines. “The likelihood of this risk materializing, however, remains low.”

Canada’s overheating housing markets will experience a cooling effect thanks to recent changes to mortgage financing rules and other housing sector policies, “which will dampen activity in the sector and improve the quality of new mortgages,” the Bank reported.

The latest round of mortgage rule changes took effect in October 2016 and now require high-ratio mortgages

MORE TRENDING ONLINE ypnexthome.ca/news

38 YPNEXTHOME.CA

to qualify at the Bank’s posted rate – currently 4.64 per cent – to guarantee the ability to make mortgage payments in a more realistic rate environment.

The new rules also require that the Gross Debt Service ratio (total housing costs including mortgage, taxes and heating) not exceed 39 per cent of a borrower’s gross income while the Total Debt Service ratio (housing costs plus all other debt payments) not exceed 44 per cent.

Other policy measures include Vancouver’s new 15-percent foreign buyers’ tax and the new vacant home tax.

The Bank calculates that 31 per cent of Canada’s highratio mortgages issued in the past year would not have qualified under the new rules.

The good news is that the new mortgage rules are expected to have the desired effect of reigning in housing market activity and reducing mortgage debt.

“While the impact of these measures will be concentrated in regions where house prices are the highest relative to income, such as Vancouver, Toronto and Calgary, they will also have important effects at a national level.”

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Trending

Avi Urban breaks ground on Buffalo at Silverado

ON DEC. 8, 2016, Avi Urban broke ground on their newest multi-family development, Buffalo at Silverado. The fouracre development is soon to be home to 88 colonial built townhomes.

Attendees participating in the event included Buffalo at Silverado homeowners, Avi Urban staff and trades, who wrote their well wishes for the development on white sky lanterns, which were released during the ceremony.

“The ability to see the vision for Buffalo transition from paper to production is a huge milestone for Avi Urban and our purchasers” says Charron Ungar, president of Avi Urban. “With over half the development already spoken for, we know that the market response to our product has been successful and the design has achieved our goal of meeting a value statement previously missing in the market.”

Ungar continues, “with full basements and private backyards, we are getting significant traction on the idea that it is possible to own an amenity-rich home for an affordable price point. Now that shovels are finally going into the ground, we will be able to show a physical representation of our vision and I believe the result will be extraordinary.”

Townhomes in the highly sought-after development boast two- and three-bedroom floor plan options up to 1,392 sq. ft. Intricate detailing is found throughout the open-concept main floors, including matte black finishes to cabinet hardware, oversized floor tiles, quartz 40 YPNEXTHOME.CA

countertops and stainless steel appliances.

Buffalo at Silverado reflects the abundance of natural beauty that surrounds it. The prairies, wetlands and mountains afford homeowners the opportunity to experience connectivity with the outdoors. Landscaping and private backyards pay homage to nature, creating an integrated neighbourhood, within the already-established community of Silverado.

Avi Urban is a Calgary-based builder of quality multifamily homes. Recognizing a demand for innovative multi-family developments, Homes by Avi created Avi Urban in 2000. From the beginning their goal was to offer homeowners the ultimate in comfort and function, while building innovative, thoughtful townhome developments that bring urban esthetic to a livable product. By redefining multi-family development, Avi Urban has earned its place as an innovative market leader. Avi Urban’s broad range of communities include a highly modern live/work development in the inner city, street-oriented row housing in exclusive neighbourhoods and large scale, multi-phase townhome developments.

For additional information on Buffalo at Silverado, visit aviurban.com/Buffalo, or connect with the Avi Urban sales team at 587.349.7814 or buffalo@homesbyavi.com.

The sales centre is open Monday to Thursday from 2 to 8 p.m.; and weekends and holidays from noon to 5 p.m., at 180 Silverado Blvd S.W.

DE

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Advice | MAKE YOUR MOVE

Packing up that holiday cheer

By Chuck Resnick

MORE ADVICE ONLINE ypnexthome.ca/news/advice

NOW THAT THE HOLIDAY hustle and

bustle is done for another year, it’s time to pack it all up. Thoughtful packing of seasonal decorations and materials at the end of the holidays for the next year can keep the fun in what is, for some, a stressful time. In other words, it pays to plan – even 12 months ahead.

Careful packing and organization prevents damage and breakage, and ensures you can find everything next year.

Here are some tips to keep in mind while packing away holiday decorations.

Delicate items » Wrap breakables in tissue or packing paper, or use bubble wrap.

Do not use newspaper – the print may wear off on ornaments. And instead of throwing away used paper or junk mail, run it through a paper shredder – it makes great packing filler. » Boxes with dividers are best to pack ornaments in. They come with adjustable inserts that form individual cells for delicate items. » Keep extra hangers, hooks and ornament parts in a labeled bag or box.

Lights » To prevent tangles, wrap lights around empty gift-wrap paper tubes. » Leave the plug accessible by taping the ends of the light strands to the end of the tube. Next year, you 42 YPNEXTHOME.CA

can quickly test the lights before unwinding them. » Store coloured lights in a dark place to prevent fading – especially blue, green and purple.

Wrapping paper » Hanging garment bags provide good storage for wrapping-paper rolls. Use outside pockets for gift tags, cards and tissue paper. » To protect used rolls of paper, cut an empty wrapping paper tube from end to end and slide it over the roll. » Ribbons and bows can be saved and reused. Pack these loosely so they keep their shape.

Some other considerations » Wrap holiday candles individually in cellophane and store in a cool place so they don’t melt together. » Pack an “open first” box. Place the decorations you use first in here with essentials such as extension cords.

» Use a “wardrobe box” to hang and store seasonal clothing that you only wear twice a year like that special snowman sweater from your mother-in-law or that flashing Christmas tie. This way you can find it, wear it, and store it away on a hanger easily. » Take special care if you are storing your items in a damp area. Don’t store boxes near sources of heat and moisture. » Label every box. The more detailed the description, the easier it will be to find things next year. » Take a digital photo of special-care items like snow globes or wreaths, print them off on regular paper and tape the photo to the outside of the box as an easy description of what’s inside.

Chuck Resnick is vice-president of marketing and operations, Two Men and a Truck Canada. twomenandatruck.ca

start your search here.

Whether you’re renting or buying, finding your next home has never been so easy.

Inspiration | DESIGNER ADVICE

7 essential home trends

FOR 2017

By Yanic Simard

PICTURED LEFT:

Rose by J&V Digital for Newwall / Newwall.com PICTURED ABOVE:

IT SEEMS DESIGN TRENDS change every year, but most of us don’t completely change our decor quite that often. For this reason, it’s important to spend wisely, and avoid flashin-the-pan fads that may leave you with buyer’s remorse.

With that in mind, I put together a different kind of 2017 forecast: seven essential home trends that I’m confident will last for years to come, along with ways to apply them to your space today. Let’s make 2017 the year of no design regrets!

Vertical horizons » Your walls can be home to unique art – or they can be the art themselves. More and more people are boldly bringing drama to their vertical surfaces, with oversized paintings and prints, statement-making wall coverings, or both. » TRENDS TO TRY: Explore local art events (such as emerging-artist expos) to find wall-filling canvases – the scale can actually make a room look larger. Apply a lively patterned wallpaper to add incredible personality, such as 44 YPNEXTHOME.CA

an oversized floral, or try a sumptuous grasscloth for rich texture that says “classic haute couture.”

Quartz composure » For decades the de-facto countertop was a slab of granite. Designers have long preferred quartz for its beauty and durability, and more and more home-renovators are catching on. It’s nonporous, but has the character of stone, with near infinite colour options. » TREND TO TRY: Splurge on a particularly covetable quartz variety like an agate style for the kitchen island, and trade-off a budget-friendly option for the main counters – a little contrast can be beautiful.

Jewel energies » Vivid-but-sophisticated jewel tones: they perfectly offset demure neutrals, brighter hues (like last year’s sky blues and bright pinks), or both, so they can and will be infused into nearly any decor scheme. » TRENDS TO TRY: Add small glass or velvet accessories

PHOTOGRAPHY: (TOP LEFT) VALERIE WILCOX. LIVING ROOM (TOP RIGHT) DESIGNED BY TORONTO INTERIOR DESIGN GROUP

Quartz Countertop – Concetto 8311 Gray Agate by Caesarstone

PHOTOGRAPHY: (TOP LEFT) VALERIE WILCOX. LIVING ROOM (TOP RIGHT) DESIGNED BY TORONTO INTERIOR DESIGN GROUP

in amethyst or emerald to refresh your palette without a big investment.

Paint a deep hue like Benjamin Moore’s Colour of the Year 2117-30 Shadow to make a room feel cozy.

Life alfresco » Bringing the outdoors inside is big, in more ways than one. There’s a continuing trend toward introducing plant/animal motifs through prints, art and live greenery. Don’t worry about the “it” style of the day, and just enjoy a lush pattern that makes you feel happy. » TRENDS TO TRY: Use “alfresco” cafe-inspired fabrics – think forest or jungle – for upholstery and drapery, to bring the joy of patio dining inside.

Pot an indoor tree like an exotic ficus to add a luxe, fresh atmosphere to any space. Look to Patone’s 2017 colour of the year “Greenery” for accent inspiration.

» TRENDS TO TRY: Use throws, pillows, or sculptures collected on your life’s travels to bring diverse cultures to your space. Mix bohemian twists like broken-in vintage furniture with crisp black modernist pieces to balance old and new. Consider small details, like the placement of a cabinet knob – in design, details make all the difference!

Aquatic age » Blue is truly timeless – it’s the most popular favourite colour – but it also might be bigger than ever. Blue

shades mix well, or stand on their own, and they never go truly out of style, making them essential for 2017 and years to come. » TRENDS TO TRY: Mix aquatic blues and blue-greens with whites and pale woods to create a fresh, beachy vibe.

Skip super-safe grey and use navy instead to subtly enrich any palette.

Want to see more ways to tackle trends timelessly? View the Toronto Interior Design Group portfolio at tidg.ca, and find me on Twitter and Instagram via @yanicsimard.

MORE INSPIRATION ONLINE ypnexthome.ca/news/inspiration

Earth harvest » It’s not just fabric motifs that people are drawing from the earth, but rugged textures too. Tactile materials like cork, terra cotta, sisal, burnished gold as well as dark moody varieties of stone and wood are all being brought into homes to give a sense of weight and depth. » TRENDS TO TRY: Splurge on a dark marble to add masculine appeal to table tops or a luxe vanity. Use interesting flooring like cork or terra cotta, or reconsider wall-to-wall broadloom (trust me, it’s back). Try crisp “tuxedo” cabinets, with handsome wood contrasted against lighter tones.

Benjamin Moore’s 2017 Colour of the Year: Shadow

Bohemian adventures » As times goes on, homeowners are less and less interested in strict “rules” and severe minimalism, instead embracing a more personal and adventurous style, celebrating a bohemian flair and worldly collections.

Celebrity Designer Yanic Simard is New Condo Guide’s design editor, principal designer of award-winning, boutique firm Toronto Interior Design Group (tidg.ca), and regular design expert on City’s Cityline. @yanicsimard

JAN 6 - FEB 3, 2017 | NEW CONDO GUIDE 45

Trending

Canada’s hottest housing market is…

By Wayne Karl

CANADA’S HOTTEST HOUSING market

is… Hamilton, Ont. Yes, the HamiltonBurlington district – not Vancouver or Toronto. But let’s come back to that.

Prospective homebuyers throughout Canada, if ReMax’s forecast for 2017 is any indication, you’re about to get a break on home prices.

Finally. Even would-be buyers in Vancouver and Toronto – heretofore Canada’s most piping hot housing markets.

After achieving strong price growth – hitting record levels in some markets – over the last couple of years, gains are expected to slow in 2017, creaking open a window of opportunity for those looking to buy a home.

ReMax expects the average home price in Canada to increase two per cent in 2017, according to the realty firm’s 2017 Housing Market Outlook Report.

“Strong demand in Canada’s urban centres is expected to continue throughout next year and into the foreseeable future, as almost half of Canadians plan to buy a home in the next five to 10 years,” says Christopher Alexander, regional director, ReMax Integra OntarioAtlantic Canada Region.

Vancouver and Toronto still garner much of the attention for price growth. High demand and low supply continued to characterize housing markets in these cities throughout 2016, as competition from buyers for limited inventory of single-family homes pushed prices higher.

The average residential sale price increased 13 per cent in Greater Vancouver to $1.02 million, and 17 46 YPNEXTHOME.CA

per cent in the GTA to $725,857. Although demand remains high in both urban centres, limited inventory in the freehold market, the new-15 per-cent foreign buyer tax in Vancouver and the recent tightening of mortgage rules by the federal government are expected to soften market activity in the short term. In 2017, ReMax estimates average residential sale prices will increase by two and eight per cent in Vancouver and the GTA, respectively.

Window of opportunity This slowing growth provides prospective buyers in these two markets a window of opportunity.

“There will certainly be opportunity for first-time buyers in both markets,” Elton Ash, regional executive vice-president, ReMax of Western Canada, told YPNextHome. “The challenge will be in the higher qualification rates for highratio mortgages. Once first-time buyers, in essence, reset their affordability expectations, they will see price advantages in buying in 2017.”

Regional markets in proximity to Canada’s highest-price cities continue to experience steady interest from local move-up buyers and buyers from these cities (so-called “move-over” buyers), who are looking to find a balance between affordability and square footage. The top markets for year-over-year price increases in 2016 were Hamilton-Burlington (20 per cent), Fraser Valley, BC (20 per cent), Barrie, Ont. (16 per cent) and Kelowna, BC (14 per cent).

As for major centres forecast to show the strongest price growth in 2017, Hamilton-Burlington will lead the country at 11 per cent, followed by Kitchener-Waterloo at eight per cent.

“Both areas will benefit from transportation upgrades and strong consumer confidence,” says Ash. “Tech sector growth due to the cheap Canadian dollar is positive for Waterloo, as well.”

The ripple effect of the foreign buyer tax in Vancouver can be felt in the upper end of the GTA and Montreal markets, as some foreign investors are expected to look for properties in these regions rather than Vancouver. New, tighter mortgage insurance criteria for new home buyers is expected to temper local first-time buyer activity across the country in the short term, but is not expected to have a long-term impact in most regions.

Alberta on the rebound The housing markets in Calgary and Edmonton remained relatively stable in 2016, with moderate declines in the number of sales and average residential sale price as a result of the prolonged recovery of the oil sector over the past two years. The average residential sale price in Edmonton decreased by two per cent year-over-year, while Calgary’s average residential sale price decreased by four per cent. Buyer activity is expected to pick up slightly in the second half of 2017 if employment opportunities in the oil sector continue to gradually come back to the province. The recent approval of the Trans Mountain pipeline is also expected to provide a boost to the provincial economy and help keep housing markets relatively stable in next year.

Average Residential Sale Price 2013-2016 and 2017 Outlook 2017 (forecast $)

2017 (forecast %)

2016 (estimate)

2015

2015/2016 % change

2014

2013

$590,450

1.60%

$580,961

$518,153

12%

$507,212

$476,568

$1,040,706

2.00%

$1,020,300

$902,801

13%

$812,652

$767,765

Fraser Valley

$655,500

-5.00%

$690,000

$577,507

20%

$498,703

n/a

Kelowna

$513,642

4.00%

$493,887

$435,074

14%

$424,145

$397,000

Calgary

$402,335

0.00%

$402,335

$417,328

-4%

$484,790

$456,000

Edmonton

$364,000

0.00%

$364,000

$372,511

-2%

$367,038

$351,000

Victoria Greater Vancouver

Saskatoon

$351,032

0.00%

$351,032

$355,653

-1%

$361,031

$338,309

Regina

$318,785

0.00%

$318,785

$319,857

0%

$329,379

$320,430

Winnipeg

$297,155

3.00%

$288,500

$281,022

3%

$289,538

$274,373

Windsor-Essex

$237,791

5.00%

$226,468

$201,115

13%

$192,124

$183,518

London-St. Thomas

$295,179

6.00%

$278,471

$264,435

5%

$254,141

$245,737

Sudbury

$261,937

2.00%

$256,801

$250,593

2%

$255,371

$250,518

Kitchener-Waterloo

$413,313

8.00%

$382,697

$348,220

10%

$339,412

$336,325

Hamilton-Burlington

$594,427

11.00%

535,520

$446,961

20%

$388,487

$383,840

Barrie

$425,730

4.00%

$409,356

$351,554

16%

$319,612

$308,200

Greater Toronto Area

$783,926

8.00%

$725,857

$622,217

17%

$566,626

$522,963

Kingston

$311,712

2.00%

$305,600

$298,000

3%

$287,291

$287,567

Ottawa

$378,359

2.00%

$370,940

$367,632

1%

$362,868

$353,881

Greater Montreal

$368,160

6.00%

$347,321

$337,263

3%

$331,057

$321,059

Quebec City

$259,793

-2.00%

$265,095

$265,204

0%

$264,589

$267,294

Saint John

$182,006

2.50%

$177,567

$175,152

1%

$178,440

$179,351

Halifax-Dartmouth

$292,235

1.50%

$287,916

$278,117

4%

$273,917

$274,153

Charlottetown

$240,250

4.00%

$231,010

$219,460

5%

$219,867

$203,722

St. John’s

$279,356

0.00%

$279,356

$296,812

-6%

$306,405

$301,000

“Alberta will experience a flat market in 2017,” Ash says. “There is light at the end of the tunnel as we get into Q3 and Q4, as oil prices are expected to increase. (Two-thousand and 18) will likely be the rebound year for Alberta.”

Meanwhile in Ottawa...

Market conditions in the nation’s capital were fairly balanced in 2016, with two-per-cent growth in average price. “We see that continuing in 2017, with a one-per-cent increase in average price. All segments of the market are performing well, with

MORE TRENDING ONLINE ypnexthome.ca/news

condos sales increasing by 1.9 per cent in 2016, and continuing the trend in 2017. The upper end of the market has also been performing well and will continue to do so.

Home-ownership dreams turned reality Though price growth may be pausing, younger Canadians are still looking to creative ways to realize their dream of homeownership, according to the report. Thirty-three per cent would consider purchasing a home with a family member; 22 per cent would rent out a room in their home; 15 per cent would consider renting out a room via rental apps such as Airbnb; and nine per cent would purchase a home with a roommate.

JAN 6 - FEB 3, 2017 | NEW CONDO GUIDE 47

Homebuyers’ Help

Compare mortgage rates for your best deal CHARTERED BANKS NATB Financial Alterna Bank Bank of Montreal Bank of Nova Scotia

variable 2.5 4.10op 2.45

1 year

2 years

3 years

4 years

5 years

4.1 4.10op 4 6.30op

3.04 4.10op 2.79 6.30op 3.09 6.95op 3.29 6.50op 3.14 6.30op 2.84 6.35op 3.14 3.14 6.35op 2.94 3 3.20op 3.14 6.70op

2.39

2.59

2.69

2.79

2.74

2.59

2.84

2.74

3.19

3.59

4.09

2.89

3.09

3.39

3.89

4.49

3.04

3.65

4.2

4.74

2.79

2.64

4.09

4.79

3.04 2.15

3.65 3.39

4.39 4.09

4.64 2.35

2.94 2.94

2.94 2.84

2.99 2.79

2.99 2.89

3.04

3.39

2.79

2.94

2.79 2.54

3.34 2.64

3.99 2.74

4.44 2.89

2.84

3.44

2.69

2.94

3.24

3.49

3.69

3.79

2.6 2.9

Canadian Western Bank CIBC

6 months

6.95op 4.55 6.45op 4 6.45op

2.7 6.95op

Equitable Bank HSBC Bank Canada

2.35

ICICI Bank Canada Manulife Bank

2.75 2.6

National Bank

n/a

President’s Choice Finan Royal Bank

2.7 2.7

TD Canada Trust

2.6

Tangerine

2.7

4.45 6.20op 4.45 4.4 6.70op

7.00op

2.99 7.00op 3.04 4.00op 3.19

TRUST COMPANIES Community Trust Effort Trust

n/a n/a

Home Trust Investors Group Trust

2.35 n/a

MTCC

2.9

6.5 4.45 6.30op 3.95 4.2 6.50op 4.55 6.45op

3.14 3.35 6.30op 2.69 3.14 6.30op 3.29 6.50op

3.25 3.5

3.95 3.7

4.39 4.3

4.64 4.35

2.14 3.09

2.34 3.39

2.59 3.89

2.69 2.45

3.09

3.39

3.89

4.49

4 6.30op 6.2 6.40op 3.1 4.25 6.50op

2.79 6.30op 2.84 6.30op 2.64 2.89 6.50op 3.25 6.25op 2.84 6.30op 3.04 6.30op 2.8 2.95op 2.39

2.74

2.59

2.84

2.74

2.89

2.95

2.99

2.89

2.64 2.79

2.64 2.89

2.84 2.95

2.94 2.89

3.2

3.65

4

4.5

2.79

2.64

3.89

2.54

2.84

2.89

3.39

3.74

2.85

2.95

3.05

3.15

2.39

2.39

2.49

2.49

OTHER FINANCIAL INSTITUTIONS Alterna Savings

2.45

Comtech Fire C.U.

2.45

First National Fin. LP IC Savings

2.7

Luminus Financial

3.25

Meridian Credit Union

2.4

PACE Savings & C.U.

5.05 6.70op

Parama Credit Union

2.65

Steinbach Credit Union

2.25

ONLINE CALCULATOR ypnexthome.ca/mortgage-calculator Notes: **Interest rate charged subject to adjustment during term mortgage. Please consult institution for term of years available. All rates are prime rates and subject to change without notice.

R.O.R.= RATES ON REQUEST op= OPEN -----= NOT QUOTING N/A= NOT AVAILABLE DECEMBER 20, 2016. Prepared by http://www.FiscalAgents.com/mortgage/rates

48 YPNEXTHOME.CA

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