Calgary New Condo Guide - Aug 19, 2016 by NextHome

AUG 19 - SEP 16, 2016 VOLUME 19, ISSUE 9, FREE

CALGARY EDITION

Note: Natalie asked for a proof before Tue. Tam communicated these problems to her already.

Note:

with condos starting from the

180S

+GST

Buy early 2017 in cranston possessions INSIDE THIS ISSUE

THE 5 BIGGEST MISTAKES HOMEBUYERS MAKE

NCG CAL_Cover_08-19-16.indd 1

REASONS TO BUY A PARKING STALL WITH YOUR CONDO

5 WAYS TO MAKE BUYING A HOME MORE AFFORDABLE

2016-08-12 9:06 AM

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

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

MY NAME IS

Lei

AND I BOUGHT AT PARK POINT

“Unique location. Solid reputation. That’s why I bought in. It was a great opportunity to buy a unit.” “The external design, the interior layout, the unbeatable location and the developer’s reputation are all very attractive.” A busy professional and mother of three, Lei has an active lifestyle and understands that investing in a prime location with a quality development represents lasting value in the Calgary real estate market. Another way that Park Point is raising the bar on lifestyle, quality and value in Calgary.

2ND ST SW

ONE BEDS FROM THE $250s · TWO BEDS FROM THE $470s NOW SELLING · VISIT OUR DISCOVERY CENTRE TODAY 301 11TH AVE SW · OPEN DAILY 12 – 5PM, EXCEPT FRIDAYS · 403 244 2428

QUALEX.CA/PARKPOINT

12TH AVE SW CENTRAL PARK

Another original by

This is not an offering for sale. Any such offer can only be made by way of condominium documents and/or disclosure statement (where applicable). Prices subject to change without notice. E.&O.E. ™ denotes one or more trade-marks of Qualex-Landmark Management Inc. used under license by Qualex-Landmark Union Inc.

contents AUG 19 - SEPT 16, 2016 | VOLUME 19 ISSUE 9

ON THE COVER

StreetSide Developments + online NEIGHBOURHOOD

HOME SEARCH

MORE +PHOTOS +VIDEOS +ADVICE +INSPIRATION +TRENDING

MAPS

property proﬁles

trending

22 Hon Developments

34 Landmark Homes

46 Land Use

Sales and excitement climb at The Guardian Location, variety luring buyers to Diseno

WITH

DYNAMIC

Origins at Cranston a ‘suite’ offer

LOOK FOR THE CIRCLE

Education

23 of top 25 improving high schools are public schools Land-use regulations negatively impact housing

48 Homebuying

Affordability keeping Millennials at home longer

PRESIDENT, YELLOW PAGES NEXTHOME

Jacqueline Hill EDITOR-IN-CHIEF / DIRECTOR OF CONTENT

Susan Legge DIRECTOR OF SALES

Moe Lalani SENIOR SALES MANAGER, ALBERTA

Shelley Balla EDITOR

Wayne Karl Lydia McNutt (on leave) ART DIRECTOR

Daiana Garay CONTRIBUTING EDITORS

Elisa Krovblit Sara Duck (on leave) DESIGN EDITOR

Yanic Simard MEDIA CONSULTANT

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

34 advice

what’s online

Calgaryism

5 biggest mistakes newhome buyers make

Contemplating Condominiums

Reasons to buy a parking spot with your condo By Linda Palfi

in every issue

Editors’ Note

42 Neighbourhood Profile Eagle Ridge – established and desirable

Mortgage Advice

5 ways to make buying a home more affordable

58 Advertiser Index

By Alyssa Furtado

district maps

inspiration

Southeast Map

52 Designer Advice

Inner City

Northwest Map

Southwest Map

Window coverings – conceal and reveal

45 Satellite Communities 51

PRODUCTION CO-ORDINATOR

Greg Van Sluytman GRAPHIC DESIGNER

Miguel Cea

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

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More stories, videos and photos

By Cody Battershill

Helen Pearce

Northeast Map

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T 587.226.1313 email natalie.houghton@ypnexthome.ca CIRCULATION 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. COPYRIGHT 2016 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 Submissions from interested parties will be considered. Please submit to Susan.Legge@ypnexthome.ca The views and data expressed by columnists do not necessarily represent those of the publication

Please recycle this magazine! Yellow Pages NextHome participates in the Partners in Growth Reforestation Program through St. Joseph Communications. To date, Partners in Growth has planted over 2.5 million trees in parks, recreation and conservation areas, and other public spaces across Canada. Established in 1990, this program was started with Scouts Canada to help replenish the environment.

Editors' Notes EAGLE RIDGE

SUSAN LEGGE Editor-in-Chief / Director of Content Yellow Pages NextHome Email: Susan.Legge@ypnexthome.ca Twitter: @SusanLegge

MORE PHOTOS ONLINE ypnexthome.ca/eagle-ridge

Getting good advice When you tell people you’re shopping for a place to buy, you’ll find almost everyone will want to share their own experience. Some will offer personal advice while others will frighten you with details about a “friend’s” disastrous experience. With so many variables, it can be hard to figure out what’s actually good advice. It’s always best to get advice from the experts, especially when it comes to buying a home. No matter what your Uncle Joe says, when you’re

equipped with the right expert advice for your situation, you can move forward by making confident decisions that are right for you and your family. Much of what you’ll want to know about the road to finding the perfect place is right here in this magazine. If you don’t find what you’re looking for, write to us and we’ll help get you an answer from one of our experts. Let us know how your search goes. We’d love to hear from you.

Land-use rules adding costs

WAYNE KARL Senior Editor

Yellow Pages NextHome Email: Wayne.Karl@ypnexthome.ca Twitter: @WayneKarl

+ get social 10 YPNEXTHOME.CA

The issue might be more pressing in Toronto and Vancouver, where housing affordabilty is more seriously challenged, but municipal land-use regulations are also having an impact here in Calgary. This, according to a new study from the independent think-tank the Fraser Institute. The Impact of Land-Use Regulation on Housing Supply in Canada cited Calgary, Toronto and Vancouver as the markets having the most negative impacts. The first of its kind in Canada, the study analyses the impact

of construction approval times, timeline uncertainty, regulatory costs and fees, rezoning and the effect council and community groups have on development – on the growth of housing supply. Essentially, the longer the approval process, the more the growth of new housing is reduced, and the more expensive it becomes. Calgary and other parts of Alberta may not be in a construction boom at the moment, due to larger economic issues, but once normalcy returns, a quicker, more agile process would be welcomed.

Interact with us on social media: ypnexthome

Property Profile | STREETSIDE DEVELOPMENTS

cover story

StreetSide’s Origins at Cranston a ‘suite’ offer LOCATED IN A QUIET, mature and amenity-rich community

in southeast Calgary, StreetSide Developments is adding the final piece to complete Origins at Cranston that is attracting the attention of buyers. “We’re excited to complete this final phase in Origins and we’re getting a great response from people who love our revised open floorplans that ensure no wasted space and the high standard interior finishings that are appealing AUG 19 - SEP 16, 2016 | NEW CONDO GUIDE 11

“Cranston offers an abundance of amenities, beautiful scenery with the river valley and Fish Creek Park and an active resident’s association with fabulous facilities…” –Kimberley Orr to buyers,” says Kimberley Orr, senior marketing co-ordinator StreetSide Developments. “A major attraction is, of course, the area and we’re getting a number of buyers right from Cranston because they love the area and want to stay here. “Cranston offers an abundance of amenities, beautiful scenery with the river valley and Fish Creek Park and an active resident’s association with fabulous facilities – all within walking distance of Origins at Cranston,” Orr says. “We’re also a block away from a Sobeys and other shops, services and eateries and just minutes from Seton where there is a Superstore, Save-On-Foods and more shops, services and restaurants, as well as the new hospital. “It’s a real bonus for buyers to get entry-level pricing in a fully mature area that has all the amenities,” she adds. “There really is nothing else like it and people can see the value is already built in.” Origins at Cranston is a low-density, three-storey, wood frame apartment-style condo offering 68 homes and it’s the final building being added by StreetSide to the existing development that includes one other apartment condo building and townhomes surrounded by greenspace. It offers one-, two- and three-bedroom homes with 12 YPNEXTHOME.CA

one or two bathrooms ranging from 615 to 1,263 sq. ft. with affordable prices starting from the $180,000s (plus GST). The building is quickly nearing completion and possessions are anticipated for early 2017. The one-bedrooms have been the most popular design, but Origins is attracting a broad range of buyers, says area manager Tyler Scott. “We’re seeing first-time homebuyers – couples and singles – who are embracing the opportunity to enter the market at very affordable prices, to single parents, empty-nesters and downsizers who desire single-level living without compromising on space and finishings.” Each home is efficiently designed to maximize space and offer large sized bedrooms and balcony off living area,

Orr notes. “All feature a spacious island with eating bar and large walk-in closets in the master bedroom.” Buyers love the stylish interior standard appointments in two designer colour palettes that include nine-ft. ceilings, luxury vinyl plank floors, designer lighting packages, twoin. faux wood window coverings, 12-by-12-in. porcelain bathroom floor tile and knock-down ceilings throughout. Kitchens are a feast for the eyes with stainless steel Whirlpool appliances, contemporary flat panel cabinets, full-height tile backsplash, Moen faucets and some offer granite countertops. “The exterior is based on Tudor-inspired architectural style with Hardie board and stucco exterior cladding with stone accents,” Orr says. “And, the project comes

beautifully landscaped and with professionally designed interior common areas.” Cranston also offers residents easy access to major routes such as Stoney, Deerfoot and Macleod Trails for quick commutes downtown, across town and out of town. StreetSide invites people to visit Origins’ newly refreshed showsuite, where you can see first-hand just how big the suites are and what you can do with the space. To learn more about Origins at Cranston, visit the showsuite and sales centre at 111, 100 Cranfield Common S.E., open Monday to Thursday, 2 to 8 p.m., and weekend and holidays noon to 5 p.m., call 403.475.2181 or visit originscondos.ca AUG 19 - SEP 16, 2016 | NEW CONDO GUIDE 13

Discover superior “Resort Style Living” on Fish Creek Park 40+ Adult Community/Steps from Fish Creek Park/Fitness Centre/Movie Theatre Coffee Bar/Bowling Alleys/Swimming Pool/Steam Room/Hot Tub/Wine Cellar/Library/Games Room Woodworking Shop/Craft Room/Sanderson Banquet Facility/Catering Kitchen/Guest Suites Car Wash Stations/Heated Underground Parking and More….

CONDOS

LIMITED SELECTION

Combination of one, two and two bedrooms with den. Now Selling from

Luxury Penthouse Condos Now Selling from

339,900 to $724,900* + GST

724,900* + GST

Sanderson Ridge, where luxury is the standard. Discover first-hand the quality craftsmanship of these Luxury Condominiums. Visit us today at 2330 Fish Creek Blvd. SW or at www.sanderson-ridge.ca to learn more. 403-460-3771 *Prices are subject to change without notice and do not include GST.

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

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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

ANDERSON ROAD

DEERF

AIL

LEO AIL

07 03

20 13

15 LEGACY

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.

MAHOGANY

SETO

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

03 MUSKOKA BY BROOKFIELD RESIDENTIAL

09 BRISTOL TOWNHOMES BY BIRCHWOOD NOW SELLING

04 LEGACY GATE BY CARLISLE GROUP

10 CANOE BY AVI URBAN

65 Auburn Meadows Way

210 Ave. SE www.legacygate.ca

05 LEGACY STREET TOWNS BY HOMES BY AVI 42 Legacy Blvd SE

06 CRANSTON BY AVALON MASTER BUILDER 442 Cranford Park SE

AUBURN BAY

CRANSTON

05 WALDEN 01 04 23 26 24

W ST. 52

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18 THE GATES BY REMINGTON DEVELOPMENT CORPORATION

02 11

MARQ

6 Mahogany Terrace SE

347 MacKenzie Towne Gate

NEW BRIGHTON

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

52 STREET

SOUTHLAND DRIVE

52 Legacy Gate SE

BARLOW TRAIL

GLENMORE RESERVOIR

15 LIVINGSTONE TOWNES BY TRICO COMMUNITIES

232 Quarry Park Blvd. SE

103 Auburn Meadows Dr.

11 CHALET NO. 6 BY HOPEWELL

Presentation Centre: 350 Quarry Park Blvd SE

19 CHAMPAGNE BY REMINGTON DEVELOPMENTCORPORATION Quarry Park Blvd SE remingtoncorp.com

20 ORIGINS AT CRANSTON BY STREETSIDE DEVELOPMENTS 111, 100 Cranfield Common SE

21 ALTURE MIDCITY BY ALTURE PROPERTIES 15233 1 Street Southeast midcitymidnapore.ca

22 MAHOGANY STREET TOWNS BY HOMES BY AVI 13 Marine Dr SE

23 LEGACY PARK BY BRAD REMINGTON HOMES Register at: mylegacypark.ca

24 JACKSON BY AVI URBAN

Coming soon to Walden

25 RIVERSTONE MOSAIC BY BROOKFIELD RESIDENTIAL 98 Cranbrook Dr. SE

26 WALDEN PLACE BY CARDEL LIFESTYLES Coming Soon

Registration www.cardellifestyles.com

646 Copperwood Blvd SE

12 EBONY CONDOS & TOWNHOMES IN MAHOGANY BY JAYMAN MODUS 291 Mahogany Way

AUG 19 - SEP 16, 2016 | NEW CONDO GUIDE 15

Advice | CALGARYISM

5 biggest mistakes new-home buyers make cracks in the concrete foundation are something to be concerned about. As matter of fact, you should make sure that a professional home inspection from a third-party on the property in question is included in your contract and happens before signing on the dotted line. If you are really interested, you could also 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 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 that you want to play. Ask yourself, what would happen if your income went down or had an unexpected change in employment? Could you afford to continue your mortgage payments 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 one for a mortgage. 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 monthly mortgage payment they

5. Not understanding everything in the contract

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 new 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 timeline 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 don’t know to look for, like if those

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, to 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. I wish you all the best on your new home hunt! 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

16 YPNEXTHOME.CA

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Advice | CONTEMPLATING CONDOMINIUMS

Buy the parking stall, too! By Linda Palfi

MORE ADVICE ONLINE ypnexthome.ca/news/advice

WHEN SELLING OR BUYING a resale condominium apartment home, it is possible to forget all about a “titled” parking stall or a “titled” storage locker. Read on for a cautionary tale, and to learn how to avoid a serious real estate predicament, be you a condo seller or buyer, or a realtor or a lawyer representing either of those parties. In the case at hand, a real estate sale collapsed fully a month after possession day, as the seller could not transfer ownership of the parking stall that went with the condo apartment that my clients had agreed to buy. The problem was that the seller had not bought the titled parking stall some years ago when he was the buyer. Now the owner of that titled little property in the building’s parkade is long gone. Not only has the current seller lost the sale of his property, but, as well, he may face the expense of a court order to obtain ownership, in order to be able to sell the suite and the stall together. That process could take months. The opportunity for such confusion arises because parking stalls and even storage lockers can be surveyed and titled property, just as the condominium apartment itself is titled property. Just because an owner doesn’t have a copy of the title for a parking stall or a locker doesn’t mean one or both don’t exist, which is the issue that a seller’s realtor should zero in on. The only way to know is to obtain a copy of the Condominium Plan from the Land Titles office, and to see whether the building’s parking and storage are titled.

In some cases, even more diligence is required. Apartment condo buildings can have both titled stalls and lockers, and additional assigned common-property parking stalls and storage lockers. Realtors are advised to have sellers actually show them their parking and storage, and to cross-reference that to the Condominium Plan while standing right there in the parkade, or in the basement locker area. In fact, all current owners who do not have a title on file for their parking and locker are well advised to check the building’s Condo Plan. If either one is titled property, or if you didn’t buy it when you bought your suite, better to find that out now, than five or 10 years from now when you need to sell, right? Here’s a variation on this theme. There are buildings that have large suites that were created by unifying two (or three?) smaller ones. Such a condominium apartment home may have been professionally renovated, leaving no visible clue that it was once two suites. The second apartment door and suite number are long gone. The only place to see what legally exists is by looking at the Condominium Plan. The seller may forget to mention that he pays two

property tax bills each year. Heck, it might be the estate dealing with the sale, and the kids never even knew that grandma’s place started out as two suites. They might only find one property title when they look, or may simply stop looking when they find one. How can they know there are two? Obviously, realtors working in condominium real estate should always be referring to the Condominium Plan when listing properties for sale. The realtor should also be confirming that the sellers actually own all the titled properties they are using, and which they presume that they own. The buyer or their realtor or lawyer can also ask probing questions, but none of those parties are on site with the seller. The bottom line: you can’t know what’s titled, nor how many titles there are, without looking at the Condominium Plan, and you can’t know who owns each and every title without looking at all of those, as well. 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

18 YPNEXTHOME.CA

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6 AVE N

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INNER CITY 12 KENSINGTON BY BUCCI 301 10th St. NW

RILEY PARK

6 AVE N

5 AVE N

13 FIRST BY FRAM + SLOKKER

VE 4A

VE 2A

SUNNYSIDE 20 STATION

East Village Experience Centre 553 Riverfront Ave. SE

ROTARY PARK

PRINCE’S ISLAND PARK

14 AVLI ON ATLANTIC BY RED MANAGEMENT

1220 9th Ave.

EAU CLAIRE04 MARKET

15 SCOLLEN HOUSE BY 320 MISSION DEVELOPMENTS

Corner of 25th & 3rd St. SW

4 AVE S

16 STEPS BRIDGELAND BY GIUSTINI BRIDGES IN.

13 18

5 AVE S 6 AVE S

REYHOUND US TERMINAL

MILLENNIUM PARK

Sales Centre 921 - 1st Ave. NE

19 CONVENTION CENTRE

9 AVE S

CITY HALL

1 ST E

COLONEL BELCHER HOSPITAL MOUNT ROYAL VILLAGE

26 AVE S

TALISMAN SPORTS CENTRE

4 ST W

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10 ST W

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01 RIVERFRONT POINTE 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

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17 INK BY BATTISTELLA

FORT CALGARY

622-8 Ave. SE

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

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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AUG 19 - SEP 16, 2016 | NEW CONDO GUIDE 21

Property Profile | HON DEVELOPMENTS

Sales and excitement climb as finishing touches made to

The Guardian SALES CONTINUE TO CLIMB along with the excitement as the finishing touches are being made to The Guardian, the newest landmark in the up-and-coming Victoria Park neighbourhood. Crafted by Hon Developments, The Guardian consists of two towers, which are Calgary’s tallest residential buildings. The first tower – sold out and fully occupied – has been wellreceived by buyers. “We’re very pleased with the response to the second tower as it’s now more than 60 per cent sold despite the economic downturn,” 22 YPNEXTHOME.CA

says Ernest Hon, director of sales and marketing. “Calgary and its people have proven to be resilient time and time again so we remain deeply confident in the continued growth and success of our city. We’re committed to this city and are in this for the long haul.” Hon notes that buyers are excited to see the progression of construction on the second tower and the reassurance of timely completion. “We’re now in the process of completing the interiors of the suites, as well as the common area spaces, and we’ve just recently completed

the sidewalks and landscaping of the building. We’re expecting to welcome the first residents of the second tower in September.” The Guardian has a variety of plans available with one-bedrooms from 441 to 572 sq. ft., two-bedrooms from 809 to 979 sq. ft., and Paramount Suites up to 2,619 sq. ft. “We’ve seen an almost equal spread of purchases across our suites,” Hon says. “Our one-bedrooms have sold particularly well to first-time buyers and young downtown professionals in the first stage of their career, which is bringing a lot of energy to the

community. But our two-bedrooms have also proven quite attractive to established, professional couples.” Each of the homes at The Guardian have floor-to-ceiling windows, modern open-concept interiors and large balconies offering downtown, river and mountain views. A top selling feature is the spectacular kitchens that showcase high-end cabinetry manufactured in Italy by Armony Cucine that offers unparalleled quality, functionality and durability and quartz countertops. The appliances are sleekly integrated into the cabinetry and include a professional-grade induction cook top by Germany’s AEG. Elegant bathrooms are also highlighted by Armony Cucine cabinetry, frameless glass showers and a unique micro-

mosaic tile feature wall. “One thing we’re most proud of is the layout of our suites,” Hon says. “Our designers really focused on the floor plans, and optimized them to work with people’s lifestyles. Our living-room spaces are designed so there are no awkward corners; we’ve ensured these spaces are large and spacious.” The Guardian’s exterior presents distinctive modern architecture with glass window walls and metal panels that, combined with its remarkable height, make a dramatic impact on the skyline. Onsite amenities include a fully-equipped fitness centre, workshop, social lounge and rooftop garden terrace. Likely the biggest draw though is the location. The Guardian is adding hundreds of residents to Victoria Park, who are both benefiting from and spurring on new retail, restaurants and community spaces in the community. “The streets are busier with people and Victoria Park is becoming an important and distinct neighbourhood between downtown and East Village,” Hon says. “Construction of the New Central Library is well underway, the National Music Centre just recently opened, and the cycle track has been completed to connect to Olympic

Location

Victoria Park Builder

Hon Developments Home Type

One- and two-bedroom suites and Paramount subpenthouse suites Sales Centre

456 12th Ave. SE Contact

theguardiancalgary.com

Way. It’s a part of a wave of eastward urban development in Calgary that has been in process for years now, and has recently really come to life. And it’s only going to get more interesting.” For more information, visit The Guardian’s award-winning presentation centre in the historic Victoria Park Bungalow Schoolhouse at 456 12th Ave. S.E., open Monday to Thursday, noon to 6 p.m., and weekends noon to 5 p.m., or visit the website at theguardiancalgary.com AUG 19 - SEP 16, 2016 | NEW CONDO GUIDE 23

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Non-Apartment New Housing Supply Could Balance Amongst Lower Constructing Inventories & Lot Supply Forward: Intelligence House conducts quarterly performance surveys of all new real estate developments across Edmonton and Calgary to track emerging trends in new sales and development inventory levels across various product types. For the reader’s interest, the table presented shows some key inventory level comparisons that we track quarterly for the city of Edmonton.

Recent headlines devoted to trends in Alberta’s new residential market have all but assured that this year will represent a down year for the industry. As such, Intelligence House expected to find a lower level of new inventory under construction across the city of Edmonton in Q2 2016 when compared to Q1, and this was in fact the case (this topic will be discussed for the city of Calgary in our next article). That said, we were impressed by the city’s sustained levels of unabsorbed and ready-for-occupancy inventory of new non-apartment products amidst sustaining shares of units that are absorbed at completion by comparison.

Although this quarterly comparison does not assure a definitive trend, it is noteworthy nonetheless since continued sustainment generally indicates that builders have found a comfortable and/or committed level of speculation building (starting a home without it being pre-sold). Should this prove true, it would mark a key determinant to a “bottom” forming for annual rate reductions in the city’s unit starts moving forward. Moreover, should this trend prevail against recent trends that have shown a reduction in the city’s overall supply of housing development lots, one can expect any price reductions plaguing this market to be nearing the bottom of their current cycle as well, as starts continue to be more well matched to demand. For our Calgary readers who might be wondering if their city is experiencing a similar market situation, we will have more on this topic in our next article.

Mar-16

Jun-16

(1) Units Under Construction

3,858

3,367

Difference

Row

944

784

-160

Duplex

1,018

910

-108

Single Family

1,896

1,673

-223

115

Duplex

283

271

-12

Single Family

499

490

-9

-491 (-13%)

(2) Unsold Units Ready for Occupancy Row

(3) Share of Units Absorbed at Building Completion Row

70%

66%

-4pp

Duplex

58%

57%

-1pp

Single Family

73%

71%

-2pp

(4) Non-Apartment Lots (Units) Row

2,267

1,916

-351

Duplex

2,232

1,842

-390

Single Family

7,151

6,418

-733

Source: Measures (1), (2) and (3) collected from CMHC residential construction digest for the Edmonton region. Measure (4) was collected from preliminary estimates of Intelligence House’s quarterly surveys of residential non-apartment housing lot supply.

Intelligence House is Alberta’s newest and most innovative Real Estate Marketing Agency with a focus on strategic market intelligence, which includes full research, marketing and sales / leasing services for the real estate industry. Edmonton | Calgary | Kelowna

intelligencehouse.ca From left to right: Emmett Hartfield Alex Ruffini Michael Melnychuk

CHBA – ALBERTA AWARDS OF EXCELLENCE IN HOUSING FINALISTS The Canadian Home Builders’ Association – Alberta is pleased to announce the 82 finalists for the 2016 CHBA – Alberta Awards of Excellence in Housing presented by RBC Royal Bank. This year’s awards feature 27 individual categories plus four prestigious Builder of the Year Awards. CHBA – Alberta is also proud to announce the 12 finalists for the four Safety Leadership Awards sponsored by ATCO. Winners will be announced September 16 at CHBA – Alberta’s annual conference in Jasper. “Even in challenging economic times, our members submitted more than 400 housing and safety award entries to compete for the honour of being named one of Alberta’s best. That says a lot about how proud they are of today’s projects and their confidence in the industry’s strong future,” said Ryan Scott, President of CHBA – Alberta. A strong field of companies will compete for top honours in the housing awards. The following builders earned more than three spots in the finals: UrbanAge Homes (5); Pacesetter Homes (4); and StreetSide Developments (4). Edmonton region projects are finalists in 39 categories, followed closely by Calgary region at 36. Lethbridge has five finalists and Central Alberta has two projects in contention for provincial awards. The high point of the evening will be the announcement of the four Builder of the Year Awards for the best overall scores in the competition. A new medium-volume award will be presented this year along with awards for small- and large-volume builders and top multi-family builder. “This year’s awards demonstrate the extensive choice of products available across Alberta. Homes range from $250,000 to more than $1.5 million and other sectors of the housing market are represented with awards for the best multi-family, green home, community development and renovation,” said Jim Rivait, CEO, CHBA – Alberta. “The finalists chosen by our 140 judges are great examples of innovative ways the residential construction industry competes to build homes that suit individual lifestyles and budgets. Whether you are looking to buy or renovate a home, you will be impressed by a visit to the show homes and websites of this year’s finalists,” said Rivait.

PRESENTED BY

RENOVATION UNDER $200,000 SPONSORED BY ENVIROMATICS GROUP

RENOVATION $200,000 - $500,000 SPONSORED BY JELD-WEN WINDOWS & DOORS

ALAIR HOMES

RENOVATION OVER $500,000 SPONSORED BY ALBERTA HARDWOOD FLOORING

MULTI-FAMILY APARTMENT UNDER $350,000 SPONSORED BY BLUEBIRD CONTRACTING SERVICES

MULTI-FAMILY APARTMENT $350,000 - $500,000 SPONSORED BY HOMEFLASH

QUALEX-LANDMARK

MULTI-FAMILY DUPLEX UNDER $350,000 SPONSORED BY GRANT THORNTON

MULTI-FAMILY DUPLEX $350,000 - $500,000 SPONSORED BY KAYCAN

MULTI-FAMILY TOWNHOME UNDER $350,000 HOMES BY AVI

SPONSORED BY LENNOX

MULTI-FAMILY TOWNHOME $350,000 - $500,000 SPONSORED BY SUPERIOR CABINETS

MULTI-FAMILY INFILL OVER $500,000 SPONSORED BY THE WEISS-JOHNSON FAMILY

PACESETTER HOMES

MULTI-FAMILY LUXURY OVER $500,000 SPONSORED BY CONTRACTOR FIRST BY RONA

MULTI-FAMILY PROJECT SPONSORED BY I-XL MASONRY SUPPLIES

COMMUNITY DEVELOPMENT SPONSORED BY CHRISTENSON GROUP OF COMPANIES

LUPI LUXURY HOMES

GREEN HOME SPONSORED BY BUILT GREEN CANADA

SINGLE FAMILY UNDER $250,000 SPONSORED BY CANADA MORTGAGE & HOUSING CORPORATION

ALLDRITT LAND CORPORATION

SINGLE FAMILY $250,000 - $280,000 SPONSORED BY TORLYS SMART FLOORS

SINGLE FAMILY $280,000 - $310,000 SPONSORED BY KITCHEN & BATH CLASSICS

SINGLE FAMILY $310,000 - $340,000 SPONSORED BY HUNTWOOD CUSTOM CABINETS

MATTAMY HOMES

SINGLE FAMILY $340,000 - $380,000 SPONSORED BY ICON FLOORING

SINGLE FAMILY $380,000 - $425,000 SPONSORED BY APRILAIRE

COVENTRY HOMES *Single Family and Estate Home categories do not include lot or GST

SINGLE FAMILY $425,000 - $475,000 SPONSORED BY CALGARY HERALD & EDMONTON JOURNAL

SINGLE FAMILY $475,000 - $525,000 SPONSORED BY MASCO CANADA

BLACKSTONE HOMES

SINGLE FAMILY $525,000 - $600,000 SPONSORED BY AVIVA CANADA/NATIONAL HOME WARRANTY GROUP

ESTATE HOME $600,000 - $800,000 SPONSORED BY ALLSTAR TRENCHING & EXCAVATING

ESTATE HOME $800,000 - $1,000,000 SPONSORED BY LENBETH WEEPING TILE

WHITE EAGLE HOMES

ESTATE HOME $1,000,000 - $1,500,000 SPONSORED BY YP NEXTHOME

ESTATE HOME OVER $1,500,000 SPONSORED BY WEISER PFISTER

HABITAT STUDIO

The Canadian Home Builders' Association – Alberta (CHBA - Alberta) is the voice of the residential construction industry in the province. It represents over 1,600 business members including new home builders, renovators, developers, trade and supply companies, and professional services.

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CONDOS AND TOWNHOMES

WALK OUT SUITES

IVE

SHERWOOD DR

W AIL N

DOUBLE ATTACHED GARAGE

EE TR SARC

NEXT TO A PARK & POND

SYMONS VALLEY PARKWAY NW

SH AG AN AP PI TR AI L

LOTS OF AMENITIES

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it’s what’s inside

LiveatDiseno.ca

NOSE HILL PARK

JO HN CR LA OW UR 14 IE CH BLV ILD D. TR AIL

SARCEE TRAIL

FO OT TR A

02 19

14 UNIVERSITY CITY

15 THE GROVES OF VARSITY BY STATESMAN HOMES

ME M O R I AL

5353 Crowchild Trail NW IV E

36 STREET

18 SONOMA AT SAGE HILL BY VERTICAL PROPERTIES 881 Sage Valley Boulevard www.sonomasagehill.com

17 Ave

04 WILLOW AT SHERWOOD BY AVI URBAN

21 LIDO BY BATTISTELLA

Visit Sales Centre at 64 Nolan Hill Gate

05 ARRIVE AT EVANSTON BY PARTNERS DEVELOPMENT GROUP Symons Valley Parkway please call 587-755-1166

Sales Centre 1120 Kensington Rd

22 AVIRA TOWNHOMES IN EVANSRIDGE BY JAYMAN MODUS 470 Evansridge Court

23 THE MARK 101 IN SAGE HILL BY NUOVO BY SHANE HOMES 3727 Sage Hill Drive NW 403.536.2388 themark101.com

BARLOW TRAIL

GLENMORE RESERVOIR

BY KNIGHTBRIDGE 16 AVENUE

BLACKFOOT TRAIL

3503 Sage Hill Drive NW

450 Sage Valley Dr.. NW

11 EZRA ON RILEY PARK BY BIRCHWOOD PROPERTIES

32 Ave355 Kincora Glen Rd. NW www.emeraldsky.ca

MacLEOD TRAIL

03 VIRIDIAN BY TRICO HOMES

CALGARY INTERNATIONAL AIRPORT

12 EMERALD SKY BY CARLISLE GROUP

ELBOW DRI VE

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

BY BUCCI

10 SAGE PLACE BY CARDEL LIFESTYLES

37 STREET

521 Evanston Link NW 02 KENSINGTON GLENM O

355 Nolan Crest Heights

IL N

64 Ave

460 Nolan Hill Blvd.

09 NOLAN PARK BY CARDEL LIFESTYLES

HA RV BLVEST H D N ILLS E TRA

16 AVENUE

69 STREET

85 STREET

CENTRE STREET

14 ST RE ET

OLD BANFF COACH ROAD

01 THE LINK AT EVANSTON BY BROOKFIELD RESIDENTIAL

08 CARNABY HEIGHTS TOWNHOMES IN NOLAN HILL BY JAYMAN MODUS

EDMONTON TRAIL

AIL E

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

STONEY TRAIL NW

CENTRE STREET

AIL TR AG AN SH

SE NO

Y TR

ENU

07 THE TIMBERS BY GABLECRAFT HOMES

VD. LS BL

HIL NTRY COU BED DIN GTO N

NA PI

R. LD HIL

E STON 16 A V

33 Sage Bluff Blvd. NW

STONEY TRAIL NW

14TH ST NW

18 SY 23 03 MO NS VA 08 L 07 LEY RD 12 . 04

85 ST. NW

COUNTRY HILLS BLVD.

14 STREET

06 SYMONS GATE HOMES BY BROOKFIELD RESIDENTIAL

SYMONS VALLEY PKWY

144 AVE NW.

ROCKY RIDGE BLVD.

RA IL

NORTHWEST COMMUNITIES

SOUTHLAND DRIVE ANDERSON ROAD

DEERF

OOT T

EK P ARK

TTO BO

CRE

AIL TR

AIL

TR OD

LE Mac

SHAWNESSY BLVD.

VITT

McKE

ypnexthome.ca

S JAME

SEARCH ONLINE

W BO

FISH

RAIL

IS OF

U MARQ

E LORN

TRAIL

AUG 19 - SEP 16, 2016 | NEW CONDO GUIDE 33

Property Profile | LANDMARK HOMES

Location, variety of home styles luring buyers to

Diseño in Sherwood BOASTING FABULOUS FEATURES, various home styles and

a premier location is luring buyers to Diseño in northwest Calgary’s popular community of Sherwood. Landmark Homes pays homage to “design” by creating a stylish, modern and vibrant community, appropriately named Diseño (the Spanish word for design), which offers a unique blend of 53 townhomes and 64 boutique apartment-style condos in a four-storey building. “We’re getting a really positive response to Diseño; people love that we styles to meet different lifestyle choices,” says Andreas Angellakis, area sales representation. “We really have something for everyone and are getting a mix of buyers including first-time, young professionals, young families, emptynesters and down-sizers. “We’re already 30 per cent in the condo building, while our first phase of townhomes is sold and we’re around 30 per cent sold in our second phase where we just released a new block of homes that face onto the park and pond with walkout basements.

34 YPNEXTHOME.CA

“People love the private feel of the apartment condos because there is only one building so it has a more boutique feel where residents won’t feel they’re going to be lost,” he says. “They also love the big windows, the large square footages and the highend standard features. “With the townhomes people really like the large windows, the open concept designs, the modern exterior and interior finishes and the doublecar garage. “The townhomes and condo building are all surrounded by greenspace; we have a park, pond and pathway on the right side of our development, so almost all our townhomes will view the greenspace

Location

Sherwood Builder

Landmark Homes Development

Diseno Home Type

Townhomes and apartment-style condos Sales Centre

Show Home at #104, 218 Sherwood Square NW Contact

403.235.3857 liveatdiseno.com

and, for those along the boulevard, we’re putting in a green buffer,” he says. “So it feels like a private, little community within Sherwood, which people love.” Diseño presents five apartmentstyle floorplans, including onebedroom, one-bedroom plus den, two-bedroom and two-bedroom plus den designs ranging from 703 to 1,186 sq. ft. starting from $215,000 plus GST. The three-storey townhomes have five models in two-bedroom with loft or three-bedroom designs all with 2.5 bathrooms and tandem two-car or regular double-car garages, ranging from 1,131 to 1,563 sq. ft. and starting in the $330,000s plus GST.

Interiors for both condo and townhome styles are well-appointed featuring maple cabinets with modern chrome finishes, fullheight tile backsplashes, stainless steel appliances, pantries, laminate floors, shag carpet on stairs and in bedrooms, flush pot lights and laundry with washer and dryer. There are nine-ft. ceilings in the suites on the first and fourth floors, and on the main floor in the townhomes, and buyers will receive a one-year Telus multi-media package. “The condo building also has large glass balconies and underground and surface parking stalls available, while several townhome designs offer a walkout with patio and balcony, and

the double-car garage townhomes have a developed bonus room on the garage level for added space,” Angellakis says. “The modern exteriors feature Hardie board and stucco siding” Buyers can personalize their homes by choosing from three colour palettes and from upgrades such as quartz countertops and hardwood floors. A major benefit to buyers is the location being right across from the new Loblaws’ City Market, with two restaurants and a Tim Hortons opening soon and a future professional building underway. As well, a new Walmart is just down the street, with more retail offerings just minutes away at Beacon Hill and Creekside centres, in Nolan Hill and at the Symons Valley Ranch Farmers’ Market. Residents can also enjoy parks and pathways in Sherwood and have easy access to transit and Stoney and Shaganappi Trails. For more information on Diseño, visit the Show Home at #104, 218 Sherwood Square NW., open Monday to Thursday, 2 to 8 p.m., and weekends and holidays noon to 5 p.m., call 403.235.3857 or visit liveatdiseno.ca AUG 19 - SEP 16, 2016 | NEW CONDO GUIDE 35

Trending

The 25 fastest improving high schools 2011-15 School

City

Affiliation

Mallaig

Public

Sexsmith

Public

Ernest Manning

Calgary

Public

St. Paul

Public

J A Williams

Lac La Biche

Public

Grimshaw

Public

Lamont

Public

Peace Wapiti Academy Grande Prairie

MORE TRENDING ONLINE ypnexthome.ca/news

Twenty-three of the 25 improving schools in Alberta are public

36 YPNEXTHOME.CA

Taking into account the last five years, Alberta’s two charter high schools achieved the highest average rating of 8.3 (out of 10), followed by private schools (8.1), separate schools (6.3) and public schools (6.0). The data suggests that every school is capable of improvement regardless of the type of school, its location and the proportion of students with special needs or students in English as a Second Language programs. For example, the school enjoying the fastest statistically significant improvement over the past five years is École Mallaig School, a public school in north-eastern Alberta.

J. C. Charyk Hanna

Hanna

Public

Willow Creek

Claresholm

Public

J. T. Foster

Nanton

Public

Didsbury

Public

Bishop Carroll

Calgary

Separate

La Crete

Public

Tofield

Public

Bishop McNally

Calgary

Separate

Wetaskiwin

Public

Grande Prairie

Public

Cold Lake

Public

Chinook

Lethbridge

Public

Frank Maddock

Drayton Valley

Public

Harry Collinge

Hinton

Public

Fort Saskatchewan

Fort Saskatchewan Public

Central Memorial

Calgary

Olds

Public Public Source: Fraser Institute

Despite having 25 per cent of its students identified as special needs learners, Mallaig’s overall rating has steadily improved to 7.7 (out of 10) in 2015 from 3.5 in 2011. Of the 10 fastest-improving schools, all are public schools. “When parents see the Report Card’s objective evidence that a school’s results are consistently low or declining, they often become very effective advocates for improvement,” Cowley says. “Every year, every school in the province should find ways to improve student results – it’s as simple as that.”

144

EVANST O

THE FRASER INSTITUTE’S latest Report Card on Alberta’s High Schools indicates that most of the fastest improving schools are public schools. The study rates 307 public, private, separate and charter schools based on five academic indicators generated from grade 12 provincewide testing, grade-to-grade transition and graduation rates. “Alberta parents want the best for their families and having the ability to compare school performance helps them make a more informed decision about the school their children attend,” says Peter Cowley, Fraser Institute director of school performance studies.

Public

144 AVE NW

EVANST O IN N L K NW SY

LE AL

KW YP

Y NW

Advice | MORTGAGE ADVICE

5 ways to make buying a home more affordable By Alyssa Furtado

MORE ADVICE ONLINE ypnexthome.ca/news/advice

A RECENT BMO SURVEY FINDS nearly

one-third of Millennials don’t think they’ll ever be able to afford a home. Although many believe they can’t afford to buy, it is possible. Here are some tips on how to make purchasing a home less costly: Save: Setting realistic financial expectations, creating a savings plan and establishing a budget for before and after the purchase can help determine what is truly affordable Use a mortgage affordability calculator to determine what your purchase price can be and understand all the costs involved in buying a home. Think not only of the down payment and mortgage payments, but also of the taxes, insurance, and upkeep you’re going to have to pay. The nest egg you accumulate by being frugal and resourceful shows lenders that you’re responsible, making it easier to qualify for the best mortgage rates available. Saving doesn’t mean giving up every pleasure in life. It implies a degree of moderation and discipline. Think of your future home as a monthly bill now and put aside a little bit each month. Pay close attention to your credit score as well. Missing even one credit card payment can stay on your credit reports for as long as 10 years and affect your dream of owning a home. Avoid a high-ratio mortgage: A highratio mortgage is when a buyer makes a down payment of less than 20 per 38 YPNEXTHOME.CA

cent. Homebuyers can put down as little as five per cent when they buy a home, but they’ll also need to pay for mortgage default insurance. The less money you put down, the higher your mortgage insurance costs will be. For example, if you purchase a $450,000 home with five per cent down, you’ll have to pay $15,300 in mortgage default insurance, which is added to the amount of your mortgage. If you make a 20 per cent down payment, you’ll need to come up with more money but you’ll also save thousands of dollars because you won’t need to pay for mortgage insurance.

great source of funding for a down payment is the Home Buyers’ Plan (HBP). The Canadian government allows first-time homebuyers to borrow up to $25,000 tax-free from their registered retirement savings plan (RRSP). If you’re purchasing with someone who’s also a first-time homebuyer, you can both access $25,000 for a total of $50,000. You don’t have to be married to qualify because common-law partners are also eligible. However, since the HBP is considered a loan, it must be repaid over a 15-year period. Repayments start in the second year after you withdrew the funds.

Lower your expectations: It can be difficult to find the perfect home in your desired location. There’s no shame in buying a fixer-upper in a less desirable neighbourhood and spending the money to do some renovations. It’s a good investment and is even better if you can do it yourself. As others buy in your neighborhood and renovate their homes, your property will become more valuable. Then you have a choice: You can sell your modest first home for more than you bought it for or stay put and enjoy.

Become a landlord: Buying a home with a basement apartment and a tenant can help pay off your mortgage faster. But you shouldn’t count on the rent you receive to cover all of your mortgage costs. You should be prepared for the unexpected. Even the best tenants move out and your lender will still expect you to make your mortgage payments on time.

Tap into government resources: One

Alyssa Furtado is founder and CEO of RateHub.ca, a website that compares mortgage rates, credit cards and deposit rates with the goal to empower Canadians to search smarter and save money.

Glas CondoGuide 20160805.indd 1

08/08/2016 07:58

TR AIL PI NA SH AG AN

DR . HIL L NO SE

AIL EY TR STON

NOSE HILL PARK

HN CR LA OW UR IE CH BLV ILD D. TR AIL

CALGARY INTERNATIONAL AIRPORT

64 Ave

16 AVENUE

SARCEE TRAIL

TRA

36 STREET

17 Ave

05 15 11

IV E

GLENMORE RESERVOIR

DEERF

OOT T

M AIL NE F LOR UIS O

MARQ 17 06

02 BROOKLYN CONDOMINIUMS BY TRICO HOMES

05 OVERTURE ESTATE CONDO LIVING IN CURRIE BARRACKS BY JAYMAN MODUS

03 WALDEN PLACE BY CARDEL LIFESTYLES

Coming Soon Register www.cardellifestyles.com

2330 Fish Creek Blvd. SW www.sanderson-ridge.ca

13 ALTADORE 36 BY BROOKFIELD RESIDENTIAL

36th St. & 16th Ave SW Register Now www.altadore36.com

TRAIL

Currie Barracks

16 AXESS BY SLOKKER CANADA WEST

Currie Barracks Sales Centre www.gainaxess.com

04 THE LANDINGS BY STATESMAN

1710-28 Ave. SW www.brooklyncondos.ca

12 SANDERSON RIDGE ON FISH CREEK PARK BY TELSEC

15 THE ARMORY BY COVE PROPERTIES

01 HUNTER HOUSE BY STREETSIDE DEVELOPMENT 1020 194th Ave S.W. www.hunterhouseliving.com

10 VIVACE BY STREETSIDE DEVELOPMENTS

1605 25 Ave SW

AIL D TR LEO SHERIFF KING ST. SW

VITT

McKE 194 AVE

98 Mission Road SW mission34.ca

14 MAX TOWNHOMES BY ASSURED DEVELOPMENTS

TTO BO

EK P ARK

Mac

S JAME

RAIL

W BO

CRE

SHAWNESSY BLVD.

09 MISSION 34 BY ASSURED COMMUNITIES

Sales Centre in Currie Barracks J5, 2953 Battleford Ave. SW

ANDERSON ROAD

Presentation Centre: 2719 14th St. SW

11 JUNO BY AVI URBAN

SOUTHLAND DRIVE

FISH

08 ALEX BY ASSURED COMMUNITIES

Presentation Centre: 2118, 8561-8A Ave. SE

BARLOW TRAIL

ORE

MacLEOD TRAIL

ME M O R I AL

37 STREET

GLE

69 STREET

85 STREET

16 AVENUE

BLACKFOOT TRAIL

OLD BANFF COACH ROAD

32 Ave

EDMONTON TRAIL

14 STREET

ENU

ELBOW DRI VE

16 A V

CENTRE STREET

SOUTHWEST COMMUNITIES

17 LEGACY GATE BY CARLISLE GROUP

771 Patrick St. S.W.

#101, 11 Burma Star Road

06 LEGACY PARK BY BRAD REMINGTON

07 GLAS BY AVALON MASTER BUILDER 102, 1808 27th Ave. SW

210 Ave. SE. www.legacygate.ca

18 THE HENRY BY BROOKFIELD RESIDENTIAL

Presentation Centre: 3620 - 16 St. SW.

19 KILLARNEY TOWNES BY STREETSIDE DEVELOPMENTS 2432-30 St. SW www.killarneytownes,ca

Condos from the low $100’s www.mylegacypark.com 403.931.8558 AUG 19 - SEP 16, 2016 | NEW CONDO GUIDE 41

07:58

Neighbourhood Profile

Eagle Ridge Historic and desirable

SMALL AND PICTURESQUE and

situated between Glenmore Trail, Heritage Park and Glenmore reservoir, relatively sleepy Eagle Ridge boasts mature trees and spectacular views of the sailboats and the snow-capped Rockies in the distance. The vibe One of the wealthier areas of town, most of Eagle Ridge is made up of detached homes with impressive entrances and expansive properties. Rentals are few and far between here. Having quick access to the water, bike paths and the marina to the immediate West and the charm of Heritage Park’s historical buildings and train (only a short walk away) make Eagle Ridge very desirable. The hospital and amenities in nearby Chinook also make this area very convenient. Meet the neighbours More of an affluent crowd, the neighbours are mostly families and retired couples. Expect to see people 42 YPNEXTHOME.CA

out walking their dogs or and lots of small children playing in the park. Being a tight-knit community, the local community association offers a wide range of activities and events for residents. In the area For people who like the idea of living in an older neighbourhood or escaping the city in their own backyard, Eagle Ridge will have huge appeal. Beyond the great views and there’s more than a fair share of recreational activities like biking, fishing or taking dance class at the community centre. Anyone needing to head for groceries, coffee or a movie has Chinook Mall just a short drive away. Planes, trains and automobiles The bike paths make it convenient to get around the city, and commuters to downtown can expect about a half an hour ride to the office. A city bus runs regularly from the Rockyview General Hospital,

MORE PHOTOS ONLINE ypnexthome.ca/eagle-ridge

which stops at the Heritage C-Train. With Glenmore Trail and Heritage Drive so close, driving is probably one of the more realistic options of transportation. The good, the bad and the rest Generally, people in this area spare no expense in keeping up their homes and yards. During the daytime you’ll see a number of lawn and garden care professionals working outside and taking care of the upkeep. There tends to be a decent flow of cyclists through the residential area but Eagle Ridge is a very quiet community, ideal for retirees and people with young families. Dollars and sense It’s easy to see why many people would want to live in this area but as a result, the typical dollar sign associated with properties is far from affordable. Apartments and condo rentals are few and far between. If rentals do become available, expect an equally high rate.

start your search here. Whether youâ€™re renting or buying, finding your next home has never been so easy.

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MAIN FLOOR PLAN PANTRY

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KITCHEN 9'0"x17'4"

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2016-08-09 6:12 PM

tes d

CALGARY’S SATELLITE COMMUNITIES 21 THE WHITNEY BY LANDMARK HOMES

22 04

02 11 03 01 COCHRANE 08

211 & 215 Fireside Parkway Cochrane, AB

AIRDRIE

10 12 15

13 14

09 CREEKSIDE VILLAGE BY CARLISLE GROUP

2 21

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

10 STONEKEEP AT KING’S STRATHMORE HEIGHTS TOWNHOMES BY MERGE 1 DEVELOPMENTS

CALGARY

1225 King’s Heights Way SE Airdrie, Alberta

CHESTERMERE

797

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LANGDON

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22X

Coming Soon 169 Clydesdale Way Cochrane, Alberta

22X

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2802 Kings Heights Gate

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546

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543 22

14 HILLCREST TOWNHOMES BY EXCEL HOMES

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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

101 Hillcrest Dr. SW Airdrie

15 ZEN RAVENSWOOD BY AVALON MASTER LETHBRIDGE BUILDER

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08 THE RANGE BY BIRCHWOOD PROPERTIES CORP. 101 Heartland Avenue Cochrane, Alberta

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

FT.

6:12 PM

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AUG 19 - SEP 16, 2016 | NEW CONDO GUIDE 45

Trending

Municipal land-use regulation negatively impacting housing affordability in

Calgary, Toronto and Vancouver ONEROUS MUNICIPAL regulations for residential development are reducing the supply of new homes and condos in Canada’s biggest cities and contributing to rising home prices, according to a new study from the Fraser Institute, an independent, nonpartisan Canadian policy think-tank. “The dramatic growth in prices in Canada’s major housing markets is exacerbated by municipal regulations that restrict supply, encourage the growth of prices and negatively impact the affordability of housing,” says Kenneth Green, Fraser Institute senior director and co-author of The Impact of Land-Use Regulation on Housing Supply in Canada. The study, the first of its kind in Canada, covers 68 municipalities

(including 18 of Canada’s largest) and analyses the impact of five measures of land-use regulation – construction approval times, timeline uncertainty, regulatory costs and fees, rezoning and the effect council and community groups have on development – on the growth of housing supply. The core finding is that in more regulated municipalities, housing supply tends to grow less, even after accounting for other factors such as geographical constraints and transportation. The study finds that long projectapproval timelines are particularly detrimental. For example, increasing the time it takes a builder to obtain a

DREAM BIGGER

construction permit by six months reduces the growth of new housing by 56 per cent. The study also uses survey data from developers to gauge the effect of timeline uncertainty in each municipality, with responses measured on a five-point scale from (1.0) “encourages development” to (5.0) “would not pursue development due to uncertain approval timelines.” When the perceptions of developers moved from the average (2.8 out of 5.0) to a higher level of uncertainty, growth of new housing dropped by 51 per cent. This finding is critically important in Vancouver, Toronto and Calgary, which have considerably more uncertainty than average.

With 2400 square feet of living space, you can afford to dream bigger - much bigger. Your Brookside townhome offers generous floorplans, private fenced yards, double garages and plenty of room to grow. Head west on Yankee Valley Blvd to 24th St. in Airdrie or visit brooksideatbaysprings.com.

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46 YPNEXTHOME.CA

ZenR

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05/08/2016 23:18

Trending

MORE TRENDING ONLINE ypnexthome.ca/news

Planning for Millennials at home By Olivia Bowden

YOUR SON in his mid-20s is living at home to save on the high rental rates in the city. Or your daughter is so straddled with student debt that even with her job, she needs to live at home while she pays off loans. “It’s a much more common occurrence these days that adult children are at home later or need financial support, including to buy their own home,” says Jason Heath, managing director at Objective Financial Partners Inc. in Toronto. More people need to be better prepared for the costs associated with children living at home for a longer period of time. Forty-two per cent of adults 20 to 29 were living with parents in 2011, up from 27 per cent in 1981. Half of Ontarians in their 20s live at home, according to Statistics Canada’s 2011 National Household Survey. The StatCan survey also found more than half of those living with parents attended school in the previous nine months, and more than two-thirds were employed. New graduates who are able to find good jobs still may not be able to afford housing in hot markets such as 48 YPNEXTHOME.CA

Toronto and Vancouver, says Heath. Understanding this and saving for some financial assistance could be a viable option.

“Start with a basic budget to account for increased costs in food and utilities” “To what extent (parents) actually do help out may be based on ability to save as well as personal choices. Not every parent who can afford to pay for a child’s post-secondary education chooses to do so,” he says. Parents should consider creative methods to aid their adult children financially, such as paid chores, Heath says. Or for someone who owns a corporation, one option could be to add a child as a shareholder and pay them tax-free dividends. “There are no rules of thumb. But from experience, I can say that a safety net may not necessarily be that motivational,” he says. Toronto real estate agent Mark

Savel says he knows what living with parents is like, having spent a portion of his 20s living at home. There are positive aspects, as relationships can be strengthened. “(It) came in handy for them when heavy chores needed to be done. For me, these years brought us closer together,” he says. An agent at Sage Real Estate, Savel says planning in advance for adult children to be at home is key. “Start with a basic budget to account for increased costs in food and utilities. Be realistic about the situation,” he says. “Have a plan in place to not only facilitate them while staying at home, but also to save for the eventual move-out.” Savel bought a pre-construction property in his mid-20s, using a line of credit for the down payment and skipping nights out to save for mortgage payments. “My parents trained me from the time I was receiving an allowance to always save a portion of my pay,” he says. Like Heath, Savel has seen parents pursue innovative methods to help their kids enter the market. …continued on page 50

THE STATS …continued from page 48

Per cent of young adults (age 20–29) living with parents “I’ve seen some parents purchase commercial properties with rental units above in anticipation of their children taking the upper floor,” Savel says. Parents building a smaller house on their own property, so their married children in their 30s can take the original house, are some of the more far-out methods that investment advisor Sophie Salcito has seen. The Royal Bank’s latest quarterly report on housing affordability found Vancouver to be the least attainable market in the country, with rates set to worsen. For a Millennial couple between the ages of 25 and 34, buying a home at market price in the city will result in no discretionary income and $2,745 a year in debt, according to a recent report by credit union Vancity. Even buying a home in Toronto would result in some discretionary income, however minimal — $3,379. As a result, finding new ways to speed up homeownership — such as handing over property pre-retirement – could become more common. “That’s a way to effect a property transfer, they’re doing something earlier rather than later,” says Salcito, an advisor for Vancity. In the effort towards owning substantial property, a client of Salcito’s engaged in a full on property switch — the parents moved into the condo of their thirty-something daughter and son-in-law, and they opted to take the parents’ pricey West Vancouver home. Sixty-one per cent of Vancouver Millennials 18 to 24 currently lived with parents, and 23 per cent of those aged 25 to 35 were still living at home, according to a May Vancity report. Most Millennials surveyed said they had considered leaving Metro Vancouver, but admitted they still planned to be living in the area in five years. Some parents have withdrawn large amounts money to help their kids with a down payment, but that’s not always advisable, says Salcito. 50 YPNEXTHOME.CA

NOW

1980s

42%

VS.

27%

What are they doing when living with parents?

52%

attended school in the previous nine months

NOW

67%

were working during the week of the survey

SOURCE: STATISTICS RELEASED BY STATISTICS CANADA ON JUNE 15, 2016; DATA IS FROM THE 2011 NATIONAL HOUSEHOLD SURVEY (NHS)

Source: Statistics released by Statistics Canada on June 15, 2016. “When the parents are thinking they should Data is from the 2011 National Household Survey (NHS).

things through about setting boundaries, they should also consider their own needs as well, and try not to feel guilty,” she says. For Millennials, aspiring to a middle goal of living at home to save for a rental property if homeownership is far off could be a good option. But

be sure to update parents on the plan, Salcito says. “What we’re seeing here is that there’s going to be a shift of expectations for that demographic,” she says. “It’s pointless to focus your energy on a negative discussion. You need to focus on what’s possible.”

METIS TRAIL

NORTHEAST COMMUNITIES

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

13 V&V BY PROVIDENCE GROUP

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ELBOW DR IVE

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MacLEOD TRAIL

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AUG 19 - SEP 16, 2016 | NEW CONDO GUIDE 51

Inspiration | DESIGNER ADVICE

&REVEAL

CONCEAL By Yanic Simard

ONE OF THE BIGGEST benefits of buying a new condo is often the opportunity to custom design and decorate your windows, especially any large or bay windows. However, when nighttime comes (or when you donâ€™t want anyone to have a view in from outside), how do

52â€ƒYPNEXTHOME.CA

you dress your windows while still keeping that sleek, chic appeal? There are actually numerous options for filtering, obscuring or exposing the outside world, working with windows of any size. Here are some tips to finding the style that suits your views.

Drapery

Shades & Shutters

» Timelessly elegant, drapery generally works best when kept simple. If possible, drape full walls to keep the lines seamless (even if there are areas of solid wall that don’t technically need covering), using a simple straight pleat on a straight track or rod. Mount the track at the ceiling, and go for an invisible hospital-style track rather than a decorative rod to let the fabric — or the view — speak for itself. » Clean white sheers are a great option for filtering light (and the view inside) without completely erasing the windows. Many spaces use just sheers, although a more opaque layer can be added over top on a separate track to give you coverage options. Keep in mind that your building will likely have regulations concerning what treatments can face outdoors. A sheer lining layer can help keep your windows “white to the street.” » To keep a modern and open look, use a material in a hue that blends into your wall colour. For a more lively accent that feels sleek and contemporary, try colourblocking. This can be easily achieved by adding a band of contrasting material to the bottom of readymade curtains (if you’re a skilled sewer) or made by a seamstress. Ask a fabric supplier if they have solidcolour offcuts to find this small accent of fabric for a minimal investment.

» In-window shades are another popular option for windows, as they give a simple architectural look when pulled closed and can virtually disappear when open. Like drapery, these can be layered (with darker shades or lighter drapery) to allow for light-filtering sheers during the day and opaque screens at night. » For an architectural approach with a masculine edge, look to inspirations like the Germain family of hotels: their sleek interior shutters are finished in the same wood that dresses the built-in wardrobes and desks for a very clean and consistent (but rich and warm) look. » Shutters also look beautiful layered under sheer drapery or behind roll-down shades, for a transitional mix of hard and soft, a detail I appreciated at Le Germain Montreal. For an all-in-one option, try a product like Benjamin Moore’s Pirouette shades, which use shutterlike opaque panels bonded to an outer layer of sheer shades. » When choosing shutters, stick to quality wood, metal or durable synthetic options — inexpensive shades can quickly become dented or nicked, showing wear and tear early. » During my recent stay at the stunning Modern Honolulu, Hawaii, I loved the louvered door treatments on the …continued on page 54 AUG 19 - SEP 16, 2016 | NEW CONDO GUIDE 53

…continued from page 53

balcony doors. Echo your shutters on the doors to create the feeling of a tropical getaway even when they’re shut (and even if you’re far from the water).

Glass treatments » For a more temporary solution at a lower investment, or in spaces where a wide open view will never be desirable (such as in washrooms or where facing a neighbouring home), consider press-on window film. When applied per the manufacturer’s instructions, these “frosting” panels can give a clean and neat look to smaller windows while permanently filtering the view — at least until you choose to peel them off! » For large windows, consider using panels to create a pattern rather than trying to perfectly connect the edges — the seams will likely show. Leaving a band of open window at eye level will give you a peak outside without really allowing a view in. » Similarly, there are now multiple options on the market for glass frosting sprays that create a removable coating rather than permanently etching the surface. They may take more effort to scrape off in the future but they can fill any-sized area you tape off.

Inventive Options: » In the lobby of the Shangri-La Hotel Vancouver I noted their use of a large folding screen to carve out a more private space without completely obscuring the window behind. Some light can still filter in this way without giving much for prying eyes to look at. Try using a traditionally detailed screen (especially an antique) with modern furnishings for an eclectic mood. » If you don’t need total privacy but just don’t want to feel like you’re living in a fishbowl, a few tall plants will make a lush backdrop to a seating group or low media unit, giving your space an extra sense of life while breaking up the sightline. » In a client’s bathroom, I added a screen on a swingout arm to cover a small window. You could also use a framed art piece or a mirror. » Don’t be afraid to back furniture against a window! A large bookcase style media unit, with space for the television, books, art and storage boxes will create a focal point for a seating group, and avoid glare and reﬂections on the TV that might occur if it were placed opposite the window instead.

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

54 YPNEXTHOME.CA

Homebuyers’ Help

Condo hunter’s checklist WHEN SHOPPING FOR YOUR DREAM CONDO, CARRY THIS LIST WITH YOU AND TAKE NOTES TO HELP YOU REMEMBER WHAT YOU SAW, AND WHERE!

CONDO #1

CONDO #2

CONDO #3

CONDO #4

Project & address:

Salesperson:

Phone:

Developer/builder:

Type:

midrise highrise

townhome conversion

midrise highrise

townhome conversion

midrise highrise

townhome conversion

midrise highrise

townhome conversion

Sq. ft.:

# of bedrooms:

# of bathrooms:

Interior appliances:

Options:

Parking facilities:

Special incentives:

Price:

Down payment:

Condo fees:

Financing available:

Other comments:

AUG 19 - SEP 16, 2016 | NEW CONDO GUIDE 55

Homebuyers’ Help

Compare mortgage rates for your best deal CHARTERED BANKS ATB Financial Alterna Bank

variable 2.6 4.00op 2.45

Bank of Montreal

2.7

Bank of Nova Scotia

2.9

Canadian Western Bank CIBC

6 months

1 year

2 years

3 years

4 years

5 years

4 4.00op 4 6.30op 4 6.75op 4.55 6.45op 4 6.45op

2.94 4.00op 2.79 6.30op 2.89 6.75op 3.29 6.50op 3.14 6.30op 2.84 6.35op 3.14 3.14 6.35op 2.84 3 3.20op 3.14 6.70op

2.29

2.44

2.49

2.59

2.34

2.4

2.69

2.48

2.99

3.39

3.89

2.49

3.09

3.39

3.89

4.49

3.04

3.65

4.2

4.74

2.79

2.44

4.09

4.79

3.04 2.7

3.65 3.39

4.39 4.09

4.64 2.7

2.84 2.94

2.84 2.84

2.89 2.79

2.89 2.89

3.04

3.39

2.64

2.74

2.79 2.39

3.34 2.44

3.99 4.39

4.44 4.64

2.84

3.39

2.39

2.59

3.24

3.49

3.69

3.79

2.7 6.95op

Equitable Bank HSBC Bank Canada

2.79

ICICI Bank Canada Manulife Bank

2.75 2.6

National Bank

n/a

President’s Choice Finan Royal Bank

2.70 2.6

TD Canada Trust

2.6

Tangerine

2.7

4.45 6.20op 4.45 4.4 6.70op

6.75op

3.14 6.75op 2.99 6.30op 3.19

TRUST COMPANIES Community Trust Effort Trust

n/a n/a

Home Trust Company Investors Group Trust

2.3 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

2.49 2.59

3.09

3.39

3.89

4.49

4 6.30op 6.2 6.40op 3.1 4.25 6.50op 4.2 6.50op

2.79 6.30op 2.84 6.30op 2.29 2.89 6.50op 3.14 6.30op 3.25 6.25op 2.84 6.30op 2.99 6.30op 2.8 2.95op 2.39

2.34

2.4

2.69

2.48

2.89

2.95

2.99

2.89

2.24 2.79

2.39 2.89

2.49 2.95

2.54 2.89

3.09

3.39

3.89

4.74

3.2

3.65

4.5

2.79

2.64

3.89

2.44

2.69

3.49

3.99

4.54

2.85

2.95

3.05

3.15

2.39

2.49

OTHER FINANCIAL INSTITUTIONS Alterna Savings

2.45

Comtech Fire C.U.

2.6

First National Fin. LP IC Savings

2.7

London Life

n/a

Luminus Financial

3.25

Meridian Credit Union

2.4

PACE Savings & C.U.

4 5 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 July 28, 2016. Prepared by http://www.FiscalAgents.com/mortgage/rates

56 YPNEXTHOME.CA

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Trending now The latest real estate news from across Canada

Toronto, Vancouver skew Canadian home sales picture READ THE STORY ONLINE ypnexthome.ca/home-sales

BoC holds interest rate but repeats warning on housing READ THE STORY ONLINE ypnexthome.ca/bank-canada

Province-wide builder licensing on way to Alberta? READ THE STORY ONLINE ypnexthome.ca/alberta-builders

OHBA Housing Tour: Iceland’s geothermal industry

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Visit our website: AUG 19 - SEP 16, 2016 | NEW CONDO GUIDE 57

Ad Index

ADVERTISERS Albert Park Station - Carlisle Group

Legacy Park - Brad Remington Homes

Avenue - Grosvenor Developments

Link - Brookfield Residential

Brookside at Baysprings - Merge Developments

Mark 101 - Shane Homes

Champagne - Remington Development Corp.

Copperfield Park III - Brad Remington Homes

Park Point - Qualex Landmark

Creekside Village - Carlisle Group

Radius - Bucci Developments

DiseĂąo in Sherwood - Landmark Builders Group

Emerald Sky - Carlisle Group

The Gates - Remington Development Corp.

GLAS - Avalon Master Builder

The Guardian - Hon Towers Ltd.

32, 34-35

4, 22-23

Origins - Streetside Developments

1, 11-13

Sanderson Ridge - Telsec

Southwinds - Mattamy Homes

StoneCreek Landing - Carlisle Group

Stonekeep - Merge Developments

V&V - Providence Developments

INK - Battistella Developments

Westman Village - Jayman Built

Jumping Pound Ridge - Slokker West

Zen Cranston - Avalon Master Builder

Kensington - Bucci Developments

Zen Ravenswood - Avalon Master Builder

Legacy Gate - Carlisle Group

58â€ƒYPNEXTHOME.CA

ALBERTA’s #1 CONDO BUILDER

MAYBE IT’s BECAUsE WE’RE sO EAGER TO PLEAsE

g o d yS d a mer of

Sum S E I C R P ZZLING SIZ

FREE > seconDary Parking stall ($13,000 Value!) (first 5 sales) 2 bedroom & Den, corner units available immediate Possession from the low $200’s

for more information register at

CreeksideVillageCondos.ca now selling in 10 locations across alberta:

albert Park station Downtown calgary legacy gate - se calgary

Visit our website for all locations anD showsuite locations:

carlislegroup.ca 403.460.5206

OWNED A

Canadian Home Builders’ Association