Nov 14 - Dec 12, 2014 Volume 17 Issue 12
INSIDE THIS ISSUE
STEADY OUTLOOK FOR 2015 HOUSING MARKET: CMHC
SMALL SPACES: MAXIMIZE STORAGE, SIMPLIFY STUFF
THE CANADIAN CONDOMINIUM INSTITUTE SERVES YOU!
FINAL PHASE NOW RELEASED
CHBA - Calgary Region
2013
Building One is sold out, and only a few units remain in Building Two. With Buildings Three and Four selling fast, we’re excited to announce the release of Building 5. Make your move today and make your dream a reality at Champagne – Calgary’s only pre-cast concrete residences with exceptional designer finishings and premium riverside locations.
790 - 1125 SQ. FT. ONE BEDROOMS FROM THE LOW $300S 1220 - 1695 SQ. FT. TWO BEDROOMS FROM THE LOW $500S Presentation Gallery - 350 Quarry Park Blvd SE Mon. to Thur. - Noon to 8pm • Fri - Closed • Sat & Sun - Noon to 5pm
remingtoncor p.com • 403.930.6900
Make your move with Cardel Lifestyles CALGARY’S BEST CONDO + TOWNHOME VALUE
-
Mountain view units available Close to Fish Creek Park Bigger windows for brighter living 9' ceilings on every floor Close to hospital
2 BDRM CONDOS STARTING FROM
900 209,
$
+ GST
Register today for community updates and VIP selection status • 302 Cranston Road SE • 403.457.2670
SALES CENTRE AND SHOW SUITE NOW OPEN
7 CONDO FLOORPLANS
BACKS ONTO PARK
(Pre-selling from Panorama West)
1+2 BDRM CONDOS FROM ONLY
179,900
$
+ GST
1+2 BDRM CONDOS GREAT NW LOCATION
105 Auburn Meadows Dr SE 403.371.6014
175 Panatella Hill NW 403.241.8975
3 BDRM TOWNHOMES WITH GARAGE
COMING SOON REGISTER TODAY!
Visit cardelcondos.com for all our current and upcoming projects. *Prices subject to change without notice. Subject to availability. Rendering is artist’s concept only. Subject to change without notice.
CONDOS + TOWNS
Built for real life. CARDELCONDOS.COM
CL-CMP-1799-CONDO GUIDE-7.5X10.5-NOV14.indd 1
Sales Centre Hours: Mon-Thur: 2 pm-8 pm Sat, Sun + Holidays: Noon-5 pm Closed Fridays
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2014-11-04 11:26 AM
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SF
·$
THE DEVELOPER RESERVES THE RIGHT TO MAKE CHANGES TO THE INFORMATION CONTAINED HEREIN WITHOUT NOTICE. PRICING AND AVAILABILITY IS SUBJECT TO CHANGE WITHOUT NOTICE.
S
NOW SELLING GABLECRAFTHOMES.COM 403 456 2329
3 63
PRESENTATION CENTRE LOCATED AT 736 1ST AVE, NE · OPEN DAILY 12 - 6PM, CLOSED FRIDAYS
E
Y O U N G . E N E R G E T I C . C O N N E C T E D.
SU IT
1 TO 3 BED HOMES FROM $294,900
HILL
BRIDGELAND
LIFE IS BE TTE R ON TH E H I L L .
EN EN N Y! D 0 D 0 D 0 D E 0 0 E W A E D + ,9 0 1 B ,9 0 0 1 B 2 ,9 D + 9,9 0 0 2 B E D 4 ,9 0 2 B E D 4 ,9 0 D O D B 94 · JR 09 · 3 · 2 0 · BE 31 BE 4 2 4 4 2 1 $ 2 $ 9 3 2 $ 00 O 0 1 3 $ · · 2 $ · 0 · 1 1 9 · · $ · , 2 1 · T 110 F · 1 5 3 SF E SF 29 0 TE SF TE 0 F SF 5
THE DEVELOPER RESERVES THE RIGHT TO MAKE CHANGES TO THE INFORMATION CONTAINED HEREIN WITHOUT NOTICE. PRICING AND AVAILABILITY IS SUBJECT TO CHANGE WITHOUT NOTICE.
9 9,
00
OWN THE BEST ON THE BOW
INNER CITY
RIVERFRONT RESIDENCES AT PRINCE’S ISLAND PARK · DISTINCTIVE ARCHITECTURE VIEWS FOREVER · UNBEATABLE DOWNTOWN RIVERFRONT LOCATION
SALES BEGIN NOVEMBER 15 TH WATERFRONT HOMES STARTING FROM $289,900 · 175 HOMES UNDER $400,000 1, 1+Den, 2, and 3 Bedroom Condos, Townhomes, and Penthouses in Eau Claire
NEW PRESENTATION CENTRE AND DISPLAY HOME COMING SOON REGISTER TODAY
WATERFRONTCALGARY.COM 403.536.8802 The developer (Anthem Waterfront 4 Development LP) reserves the right to make changes and modifications to the information contained herein. Prices and availability are subject to change without notice. Please inquire with a sales representative for more information. This is not an offering for sale as any such offer may only be made with the applicable disclosure statement and agreement of purchase and sale. E. & O. E.
newcondoguide.com | VOLUME 17 ISSUE 12 | NEW CONDO GUIDE 5
An Outlook Defined by the Calgary Skyline
Own a new local landmark. Overlook the sparkling Calgary skyline from Park Point’s unique setting and feel secure by investing in unobstructed views atop rare protected green space. At night, enjoy starlight from your iconic urban tower. By day, soak in the natural sunlight and blue skies while contemplating the gardens and places to venture to below.
2ND ST SW
CALGARY · PARKSIDE LIVING ON CENTRAL MEMORIAL PARK
COMING SOON · REGISTER NOW
12TH AVE SW CENTRAL PARK
6
N
Artist rendering only. This is not an offering for sale. E.&O.E.
QUALEX.CA/PARKPOINT Another original development by
GROUND BREAKING NOV 27TH
“Let me get
that for you.” Welcome to Smith: a boutique collection of homes in the Beltline with an on-duty concierge who signs for packages, lets friends into your home and finds countless other ways to make life easier. Add in a stylish home built by Grosvenor, a world leader in crafting special homes, and suddenly, deciding why to buy just got easier too.
HOMES FROM THE MID $200,OOOs.
15 AVE SW
17 AVE SW
6 ST SW
16 AVE SW
7 ST SW
Presentation Centre 2nd Floor 850 16th Ave SW M–TH 12–6pm. S+S 12–5pm 403.264.1703 smith17.com
8 ST SW
NOW SELLING:
THE BELTLINE
Living cities
This is not an offering for sale. Such an offering can only be made with a disclosure statement. E.& O.E.
newcondoguide.com | VOLUME 17 ISSUE 12 | NEW CONDO GUIDE 7
TABLE OF CONTENTS
Nov 14 – Dec 12, 2014 VOLUME 17 ISSUE 12
11
Cardel Lifestyles’
AUBURN WALK a “10 out of 10”
COLUMNS, NEWS & FEATURES 010 EDITOR’S NOTE COLUMNISTS
016 CALGARYISM Maximize storage in your new condo
BY CODY BATTERSHILL
020 SAVING SPACE Make the most of your mudroom
BY SYLVIA DAOUST
030 HAPPY HOMEBUYING Healthy homes, inside and out BY DONNA MOORE
038 CONTEMPLATING CONDOMINIUMS Canadian Condominium Institute serves you BY LINDA PALFI
044 LEGAL NOTES Your new condo is completed. Now what? BY CATHERINE STARK
046 FUNDAMENTALLY SPEAKING Buying your first home? Four tips to help guide your decision BY WAYNE KARL
058 MAKE YOUR MOVE Packing up for the move BY CHUCK RESNICK
CONDO FEATURES
011 COVER STORY Cardel Lifestyles’ Auburn Walk a “10 out of 10” BY HEATHER RYAN
026 CONDO PROFILE Trico poised to launch new inner-city condos BY HEATHER RYAN
054 CONDO PROFILE Statesman’s Groves of Varsity a hit with buyers BY HEATHER RYAN
HOMEBUYERS’ HELP
024 CMHC REPORT Steady outlook for Canada’s housing market in 2015, moderation in 2016 040 FINANCES Home-hunting tips for couples 042 HOMEBUYERS’ HELP Goldilocks market: Home prices moderating in Canada – but not everywhere BY LYDIA MCNUTT
048 IN THE NEWS More mixed-use projects, please! Demographics driving development trend BY LYDIA MCNUTT
056 AVI URBAN Avi Urban breaks ground with homeowners in Willow at Sherwood 061 MARKETPLACE Hanging a-round BY ELISA KROVBLIT
062 CONDO HUNTER’S CHECKLIST 063 HOMEBUYERS’ RESOURCE SECTION 066 INDEX PROJECT LOCATION MAPS
015 Southeast Map 023 Southwest Map 029 Satellite Communities 033 Northeast Map 035 Inner City 053 Northwest Map
26 PRESIDENT, WALL2WALL MEDIA
Jacqueline Hill EDITOR-IN-CHIEF / DIRECTOR OF CONTENT
Susan Legge DIRECTOR OF SALES, NATIONAL
Josh Heppner SENIOR SALES MANAGER, WESTERN CANADA
Edwin Rizarri ART DIRECTOR
Daiana Garay EDITOR
Lydia McNutt CONTRIBUTING EDITORS
Sara Duck Wayne Karl Elisa Krovblit DESIGN EDITOR
42
Yanic Simard
Media Consultant
Natalie Houghton 587.226.1313 Like us on Facebook: search: CalgaryNewCondoGuide
Production Manager
Bala Gnanapandithan Production Co-ordinator
Greg Van Sluytman Graphic Designer
Viosa Barileva
Published By
54
newcondoguide.com 2891 Sunridge Way N.E. Calgary, AB T1Y 7K7 COPYRIGHT 2014 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.
Wall2Wall Media is a trademark of Yellow Pages Group Co. in Canada. ADVERTISING RATES
T 587.226.1313 email natalie.houghton@wall2wallmedia.com 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.
EDITORIAL Submissions from interested parties will be considered. Please submit to susan.legge@wall2wallmedia.com
The views and data expressed by columnists do not necessarily represent those of the publication. Please recycle this magazine! Wall2Wall Media participates in the Partner’s In Growth Reforestation Program through St. Joseph Communications. To date, Partners in Growth has planted over two 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.
EDITOR’S NOTE
SO, YOU’VE DECIDED TO BUY NEW... When only a new condo will do, those in the market will be pleasantly surprised by the exceptional value and attention to detail buying new has to offer. When you buy new, you don’t inherit somebody else’s worn carpeting, personal taste in kitchen appliances or paint colour preferences. You get a fresh, clean space that’s waiting for your personal imprint.
SUSAN LEGGE
EDITOR-IN-CHIEF
Wall2Wall Media Susan.Legge@wall2wallmedia.com Follow me on Twitter at Twitter.com/SusanLegge Like us on Facebook Search: Condo Guide
If you’ve fantasized about buying a brand new home, these tips will help make the process a pleasant one: ›› Shop the mortgage market to see what you can afford before you start your hunt. ›› Obtain a lawyer to review your offer and help you close the deal. ›› Don’t be persuaded by high-pressure sales tactics while you’re shopping. ›› Determine which options and upgrades you want as part of your offer and ensure your lender will finance what’s required, if needed. ›› To save money, consider which upgrades you could purchase and install yourself after the sale closes. Some upgrades such as rough-ins and wiring inside the walls are easier to do during construction. Factors like the cost of the home, neighbourhood and extra features play a big role in your final decision. Determining which features your new condo must have, and which ones you can live without, are among your first steps in the home-buying process.
THREE QUESTIONS TO ASK
LYDIA MCNUTT
EDITOR
Wall2Wall Media Lydia.McNutt@wall2wallmedia.com Follow me on Twitter at Twitter.com/LydiasTweets
When shopping for a new home, answering three key questions will help simplify what can be a complicated decision. Before you shop, visit your mortgage broker or bank to get your financing in order. This is the “how” part of the equation. How much can you afford to spend on a home? How much do you have for a down payment? Will you use your RRSPs toward the down payment? Don’t forget to budget for closing costs. Now comes the “where” question. To many homebuyers, the features of the neighbourhood are more important than the features of home itself! Location affects how much you’ll need to spend on your purchase and property taxes, your lifestyle while you live there, and the resale value when you sell the place. Drive, walk and surf the web to learn as much as you can. Map the amenities that matter to you – schools and parks, shopping areas, highways and public transit. How close do you want to be to your work, family and friends? Visit these areas at different times of the day and night to determine your comfort level there. Once you know how much you can spend, and have narrowed down your locations of choice, you can zero in on the “what” of your new home. Make a list of “must-haves” and “nice-to-haves.” If you’re purchasing a home with someone, you’ll have to take their wants and needs into consideration as well, which can make shopping a little more complicated. Whether you’re actively shopping for your new home, or are just starting to think about it, answering these questions early on will ease the stress and add to the enjoyment of the whole process.
10 NEW CONDO GUIDE | VOLUME 17 ISSUE 12 | newcondoguide.com
COVER STORY
CARDEL LIFESTYLES’ AUBURN WALK A “10 OUT OF 10” // BY HEATHER RYAN WITH AN UNBEATABLE LOCATION, STELLAR AMENITIES AND GREAT FEATURES
all available at an affordable price, it’s not surprising that condo buyers are ecstatic about the launch of Auburn Walk in the sought-after southeast community of Auburn Bay. Cardel Lifestyles’ launch of Auburn Walk last month was a huge success because the new condo community “is better than anything I’ve ever seen before,” says sales and marketing manager Brad Logel. “Auburn Walk is a 10 out of 10 – 11 out of 10 if you include that some suites will have mountain views,” Logel says. “Condo living is about convenience and what Auburn Walk presents is the perfect location.” 11
“You can see the new South Health Campus from our sales centre and we’re just blocks from Seton for work and more shops, restaurants and services” At Auburn Walk, a landscaped courtyard and pathway will allow residents to walk to shopping that is located right next door at the soonto-be-constructed Auburn Station Market, and they can walk to rapid transit and future LRT located on the east side of the market. “We’re just one block from 52 Street, which provides easy access to major routes such as Stoney Trail and Deerfoot Trail as well as 130 Avenue for shopping,” Logel says. “You can see the new South Health Campus from our sales centre, and we’re just blocks from Seton for work and more shops, restaurants and services.” As an added attraction, residents have access to Auburn Bay’s lake and beach, the Auburn Bay Beach House and, being situated across from Cranston, they can access river pathways and Fish Creek Park. “As well, Auburn Bay is a great looking community that is fairly established, so it offers plenty of green space, pathways, parks and future schools.” Auburn Walk will consist of two buildings with 88 suites in each and buyers have a wide variety of suites to choose from. The first building presents 11 different plans ranging from 544 to 1,018 sq. ft. in one- and two-bedroom designs with prices starting under $200,000. “The majority of the plans are new or improved, and most plans come with extended patios or decks,” Logel says, noting that one suite, the Adirondack, has a 240-sq.-ft. deck.
12 NEW CONDO GUIDE | VOLUME 17 ISSUE 12 | newcondoguide.com
Among the improved floor plans is Cardel’s most popular 897-sq.-ft. two-bedroom, twobathroom suite and, together with a new 845-sq.-ft. two-bedroom, two-bathroom suite, they offer an affordable suburban home living experience in a condo. “Our Auburn I and II suites have walk-in pantries in the kitchen, and a number of our plans have big islands, more cabinets that you find in even 2,000-sq.-ft. homes, and bathrooms with dual sinks, linen closets and unique design options such as full tiled feature walls,” Logel says. “When it comes to our condos, we have moved the condo experience forward. These are not your typical condos, we’re
providing a lot of features and options that you usually find only in a single-family home,” he says. “Calgary condo buyers have never seen anything like this.” Auburn Walk’s eye-catching exterior includes Hardie board siding, metal roof features and a design inspired by lodges in Muskoka, Ont., to complement Auburn Bay’s cottage theme. Cardel also extended the theme to signature suite names such as Algonquin, Georgian and Muskoka, as well to its sales centre and showsuite that features a sunweathered-look deck, inviting Adirondack chairs, and distinctive Muskoka signage directing people to amenities in the community. You can view first-hand the fit and finish that will go into Auburn Walk by visiting the sales centre and showsuite, at 105 Auburn Meadows Dr. S.E., open Monday to Thursday, 2to 8 p.m.; and weekends and holidays, noon to 5 p.m. To learn more about Auburn Walk visit the website at cardelcondos.com.
newcondoguide.com | VOLUME 17 ISSUE 12 | NEW CONDO GUIDE 13
NO W
SOUTHEAST
SE
LL IN
G!
Quarry Park’s latest masterpiece offers one, two and three bedroom residences with a long list of outstanding specifications inside and out – all in a stunning riverside location. Step into the good life today at the Gates in Quarry Park, Calgary’s most diverse community. 770 SQ. FT. ONE BEDROOM + DEN FROM THE
$290s
1020 – 1315 SQ. FT. TWO & THREE BEDROOMS FROM THE
$360S
PRESENTATION GALLERY 350 Quarry Park Blvd SE Mon to Thur - Noon to 8pm Fri - Closed Sat & Sun - Noon to 5pm
403.930.6900 14
remingtoncorp.com
BLV
D.
MCKNIGHT BLVD.
16 AVENUE 12 AVENUE
68 STREET
IE
EDMONTON TRAIL
IL
CENTRE STREE
UR
TRA
14 STREET
32 Ave
16 AVENUE
RIVE RIAL D
MEMO
RIAL D RIVE
SOUTHEAST COMMUNITIES 36 STREET
MEMO
1797 Copperfield Blvd SE
09
14
211 Mahogany Way
13 MOSAIC CRANSTON BY BROOKFIELD HOMES
114 AVE SE
DEERF18 OOT T RAIL
206 Cranford Drive SE
W BO
NEW BRIGHTON
14 BOULEVARD TOWNES BY BIRCHWOOD
M TTO BO
CRE
12 EBONY BY JAYMAN MODUS
84 STREET
52 STREET
19
BARLOW TRAIL
GLENMORE TRAIL
ANDERSON ROAD
AIL
AIL
VITT
D TR
McKE
UIS MARQ
IL E TRA
RN OF LO
COPPERFIELD
23
12
AUBURN BAY
CRANSTON
03 04 10
13
16 06 08 13
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.
03 MUSKOKA BY BROOKFIELD HOMES 65 Auburn Meadows Way
04 MOSAIC LAKESIDE AUBURN BAY BY BROOKFIELD HOMES
22
20
05
01 CRANSTON RIDGE BY CARDEL LIFESTYLES
16 AUBURN BAY BY STONECROFT
MAHOGANY
CHAPARRAL
01
116 Quarry Park Way SE
02 11
16
LEO
Mac
S JAME
TR
EK P ARK
SHAWNESSY BLVD.
Coming Soon 25 Auburn Meadows Ave SE
11 CHALETS IN COPPERFIELD BY SABAL HOMES
SOUTHLAND DRIVE
FISH
10 CANOE BY AVI URBAN
52 STREET
ELBOW DRI VE GLENMORE RESERVOIR
17 Ave
BLACKFOOT TRAIL
17 Ave
MacLEOD TRAIL
ILD
SETON BLVD.
Corner of Seton Blvd and Auburn Bay Link SE
17 MOSAIC MIRAGE BY BROOKFIELD HOMES 347 MacKenzie Towne Gate
18 THE GATES BY REMINGTON DEVELOPMENT CORPORATION Presentation Centre: 350 Quarry Park Blvd SE
19 CHAMPAGNE BY REMINGTON DEVELOPMENTCORPORATION
05 LEGACY STREET TOWNS BY HOMES BY AVI
Quarry Park Blvd SE remingtoncorp.com
Now Open 42 Legacy Blvd SE
20 CRANSTON PLACE BY CARDEL LIFESTYLES
06 ZEN BY AVALON MASTER BUILDER
302 Cranston Road SE
22 MAHOGANY STREET TOWNS BY HOMES BY AVI
82 Auburn Bay Link SE
08 MUSKOKA BY BROOKFIELD HOMES
13 Marine Dr SE
23 SYMMETRY AND HARMONY BY STONECROFT
27 Auburn Bay Link SE
09 BRISTOL TOWNHOMES BY BIRCHWOOD NOW SELLING
121 Copperpond Common SE
232 Quarry Park Blvd. SE
27 Auburn Bay Link SE
COPPERFIELD PARK III LOVE IT. LIVE IT. AFFORD IT.
CONDOS* FROM THE $130’S +GST Titled parking stall included.
*
www.copperfieldpark.com 403.723.0094 newcondoguide.com | VOLUME 17 ISSUE 12 | NEW CONDO GUIDE 15
CALGARYISM
// BY CODY BATTERSHILL
MAXIMIZE STORAGE in your new condo
If the laundry room has built-in shelves already, consider buying plastic drawers that will fit in any space that's not already occupied, like the ground area in closets or pantries. Get them from places like Walmart and Ikea in all shapes, colours and sizes. #2 – ORGANIZE YOUR STORAGE UNIT
Cody Battershill is the founder of Calgaryism and a top producing realtor at Re/Max 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, on Twitter @Calgaryism and Calgaryism.ca
Just like the laundry sets, storage units are also standard in new condominiums in Calgary. It’s best to plan out what you will be putting in your storage locker. Fit your belongings in as tightly as possible, placing the heavy objects at the bottom and things you may be frequently taking in and out at the front. Another thing to consider is if your storage unit is in the underground parkade and has a barrier made of wire fence, you’ll definitely want to buy a tarp or plastic poly of some sort and wrap its boundary entirely. Seal off the edges with tape, zip ties, or something that will do the job. This will protect your belongings from airborne dirt and possibly vandalism. #3 – BUY STORAGE-FRIENDLY FURNITURE
A
re you thinking of buying a new condominium in Calgary sometime soon? If so, it’s important that you consider your belongings, what you plan on bringing with you, and where it will all go at the other end of the move. Nowadays, a majority of new condo developers are including intuitive floor plan features to maximize living space and storage – which is great! However, if you have lived in a condo before, you know that these areas can sometimes be limited to a small nook, laundry closet or storage locker perhaps. So, here are some easy-to-follow tips on how to maximize storage space in your new condo.
A great way to maximize storage space in your new condo is to look for furniture that is storage friendly. An example would be a living room table with sliding drawers underneath, a TV stand with several deep drawers, and side tables equipped with their own storage compartments. If you have lots of clothes and plan on having more in the near future, you should also consider a bed frame with bottom drawers along its sides. These compartments are usually quite deep and are a great way to keep your condo bedroom clutter free. Maximizing storage is the first step to making the most of the space in your new condo, and will keep more money in your wallet by not having to use the services of an off-site storage company to hold onto your stuff. It’s a win-win situation!
#1 – SHELVES ARE YOUR FRIEND
Most condominiums have some extra space great for shelf installation. A good example is in the laundry room, either above or beside the washer and dryer, depending on the space. 16
Ebon
Modus Presents
SOUTHEAST
Outside:
Inside:
• Heated single garage with full driveway • Visitor parking • Beautiful courtyard with water feature and tot lot • Hottest lake community in Calgary - 2 lakes and beaches, 74 acres of wetlands with bike paths and so much more
• 9’ ceilings on main floor • Flex space on lower level ideal for office or play area • Maintenance free living 2.5 bath • Upper floor washer and dryer • 39” upper cabinets with moulding • Whirlpool stainless steel smooth top range, Energy Star rated dishwasher, 19 cu. ft. top frost free refrigerator and over-the-range microwave • Water line to kitchen fridge • RI air conditioning
MOVE IN BEFORE CHRISTMAS
The Serendipity II
Double Master up to 1324 sq ft Single garage/driveway From
355,087
$
Incudes GST
From
$1568month
MARQUIS OF LORNE TR (HWY 22X)
Sat/Sun 12-5pm 211 Mahogany Way SE
DEERFOOT TRAIL
Mon-Thurs 2-8pm
52 STREET SE
MAHOGANY TERRACE
MA HO BL GA VD NY
MAHOGANY HEIGHTS
MAHOGANY GATE
MAHOGANY WAY
MAHOGANY MANOR
MAHOGANY LAKE
j ay m a n . c o m / e b o n y 17
Ebony Condo Guide November.indd 1
11/6/2014 9:13:54 AM
CO Awareness Week is November 2 – 8 Carbon monoxide (CO) is odourless, colourless and lethal. You can prevent and detect it by taking simple steps at home. Cut out and complete this checklist to stay safe from CO:
Take these steps to prevent CO in your home: Fuel-burning appliances (i.e. furnace, hot water heater, fireplace, natural gas range, etc.) checked by a qualified technician regularly according to manufacturers’ specifications. Last inspection (date): _______________________________ Furnace filter checked monthly and replaced (if necessary). Date last replaced: __________________________________ Indoor and outdoor vents and chimneys cleared of debris, snow and ice (if necessary). Area around fuel-burning appliances clutter free. Flames of all natural gas appliances checked regularly (it should be blue). Adequate air supply (nearby window opened) when using a wood-burning fireplace. Vehicles never idled in garage, even with the overhead door open.
Take these steps to detect CO in your home: CO detector(s) installed and maintained according to manufacturer’s instructions. Expiry date written on CO detector(s) with a marker. Date of expiry: __________________________________ CO detector(s) battery replaced annually, if applicable. CO detector(s) vacuumed monthly.
Visit atcogas.com to learn more.
18
8
19
SAVING SPACE
// BY SYLVIA DAOUST
Make the most
OF YOUR MUDROOM
T
his is the time of year when entry ways get messy. Wet boots, gloves, scarves and bulky jackets can quickly cramp any small space. Creating a super-functional mudroom with ideas for efficient storage and organization seems like a tall order, but it can be done! The image featured below was a total transformation for an active family. Before we got our hands on it, this small space had one hanging rod, a partial wall with an old sink and mirror taking up valuable storage opportunities. We took the wall down and spread function and style along an entire wall to keep clutter at a minimum.
Sylvia Daoust, owner of Niche Small Space reDesign, is one of Calgary’s only professional organizers with expertise in small spaces. She is renowned for simplifying homes and offices with mini renovations, redesigned rooms and tricky organization projects. Join her blog, nicheredesign.com/blog/ where smart solutions transform challenging spaces every week! Follow Sylvia on Facebook.com/nichedesignsinc and Twitter@SylviaDaoust
Individual cubbies, drawers and hanging space give each family member a zone to call their own If you’re ready to make some changes to your mudroom or foyer, let’s start the process and streamline this space with smart, simple storage. » Make a list of the items that are a must for this area. What do you need to grab on your way out the door every morning? » Grab some empty bins, pull everything out of the space and start sorting. Your categories should be family member names, not categorized by item. Don’t forget the family pet! » Find a secondary home for infrequently used and out-of-season items. » Before you go shopping, measure the width of the walls for potential storage options, and check how much depth you can “steal” from the path into the home. » Scope out potential storage pieces that will help keep footwear and coats off the floor. Great local destinations include HomeSense, Rona and Ikea. (Don’t forget your measurements and tape measure!) » Any type of bench, built-in or otherwise, provides dual function for sitting and storing footwear. » Wall hooks organize bags and jackets, while a traditional closet rod with doors is often preferred for the adults’ coats. » Open storage gives instant access to items needed on the way out the door. » Individual cubbies, drawers and hanging space give each family member a zone to call their own. Taking the time to make this high-traffic space functional is well worth it. Keep it simple and store only what is needed. When dealt with little square footage, you can’t afford to store anything aside from the essentials that will get you through the Calgary winter!
20 NEW CONDO GUIDE | VOLUME 17 ISSUE 12 | newcondoguide.com
SOUTHWEST
L i v e v i v ac e
CONTEMPORARY CONDOS & TOWNHOMES COMING SOON TO WEST SPRINGS
UPTE MPO LI V I N G
PRESENTATION CENTRE NOW OPEN
2118, 8561 - 8A Avenue SW | ph: 403.474.4875 Live a vivid life – live Vivace. livevivace.ca
22
DE
TR AIL PI NA SH AG AN
DR . HIL L NO SE
AIL EY TR STON
NOSE HILL PARK
JO
HN CR LA OW UR IE CH BLV ILD D. TR AIL
CALGARY INTERNATIONAL AIRPORT
64 Ave
16 AVENUE
4
SARCEE TRAIL
TRA
IL
IV E 02 BROOKLYN
CONDOMINIUMS BY TRICO HOMES
36 STREET
03 17 Ave
02 07
08
05 11
09
GLENMORE RESERVOIR
771 Patrick St. S.W.
05 OVERTURE BY JAYMAN MODUS
Sales Centre Now Open in Currie Barracks
ANDERSON ROAD
DEERF
OOT T
175 Silverado Blvd S.W.
07 GLAS BY AVALON
2712 17th St. SW
08 ALEX BY ASSURED COMMUNITIES
09 MISSION 34 BY ASSURED COMMUNITIES
M AIL
TR
AIL D TR LEO SHERIFF KING ST. SW
VITT
McKE 194 AVE
Mac
S JAME
01 06
06 SAWYER SILVERADO BY AVI URBAN
Presentation Centre: 2719 14th St. SW
TTO BO
EK P ARK
SHAWNESSY BLVD.
RAIL
W BO
CRE
03 OVATION BY INTERGULF CIDEX
#2105, 99 Spruce Place S.W.
SOUTHLAND DRIVE
FISH
1710-28 Ave. SW www.brooklyncondos.ca
04 THE LANDINGS BY STATESMAN
BARLOW TRAIL
ORE
DR
MacLEOD TRAIL
NM
1020 194th Ave S.W. www.hunterhouseliving.com
ME M O R I AL
37 STREET
GLE
69 STREET
85 STREET
12 10
01 HUNTER HOUSE BY STREETSIDE DEVELOPMENT 16 AVENUE
BLACKFOOT TRAIL
OLD BANFF COACH ROAD
32 Ave
EDMONTON TRAIL
E
14 STREET
ENU
ELBOW DRI VE
16 A V
CENTRE STREET
SOUTHWEST COMMUNITIES
UIS
MARQ
RNE OF LO
TRAIL
98 Mission Road SW mission34.ca
10 VIVACE BY STREETSIDE DEVELOPMENTS
Presentation Centre: 2118, 8561-8A Ave. SE
11 JUNO BY AVI URBAN
Sales Centre in Currie Barracks J5, 2953 Battleford Ave. SW
12 EIGHTY5NINE BY VERTICAL PROPERTIES
882 - 85 Street SW eighty5nine.com
newcondoguide.com | VOLUME 17 ISSUE 12 | NEW CONDO GUIDE 23
CMHC REPORT
STEADY OUTLOOK FOR CANADA’S HOUSING MARKET IN 2015 with some moderation in 2016 ACCORDING TO THE FOURTH QUARTER 2014 HOUSING
Market Outlook, Canada Edition1 released recently by Canada Mortgage and Housing Corp. (CMHC), housing starts in 2015 will remain similar to levels observed in 2014 and in line with economic and demographic trends. By 2016, some moderation is expected. “The trend for housing starts has been up in recent months, particularly in multi-unit structures. This has been broadly supported by key factors such as employment, disposable income and net migration, which are expected to continue to be supportive of the Canadian housing market over the 2014-2016 forecast horizon,” says Bob Dugan, chief economist for CMHC. “CMHC’s latest forecast calls for a slight moderation in multi-unit starts during 2015, which will be offset by an increase in single-detached starts. Looking ahead to 2016, expectations are for total starts to moderate as builders focus on reducing their inventories.” On an annual basis, housing starts are expected to range between 186,300 and 191,700 units in 2014, with a point forecast of 189,000 units. In 2015, housing starts are expected to range from 172,800 to 204,000 units, with a point forecast of 189,500 units. For 2016, housing starts are forecast to range from 168,000 units to 205,800 units, with a point forecast of 187,100 units. Multiple Listing Service (MLS2) sales are expected to range between 467,400 and 482,000 units in 2014, with a point forecast of 476,100 units. In 2015, sales are expected to range from 457,300 to 507,300 units, with a point forecast to 482,500 units. For 2016, resales are forecast to range from 448,000 units to 508,000 units, with a point forecast of 477,200 units.
24 NEW CONDO GUIDE | VOLUME 17 ISSUE 12 | newcondoguide.com
“ The trend for housing starts has been up in recent months, particularly in multiunit structures. This has been broadly supported by key factors such as employment, disposable income and net migration, which are expected to continue to be supportive of the Canadian housing market over the 2014-2016 forecast horizon.” The average MLS price is forecast to be between $401,600 and $405,400 in 2014, with a point forecast of $404,800. In 2015, the average MLS is expected to be between $403,600 and $417,800, with a point forecast of $410,600. For 2016, the average MLS is forecast to be between $407,300 and $424,500, with a point forecast of $417,300. 1 The forecasts included in the Housing Market Outlook reflect information available as at Oct. 22, 2014. Where applicable, forecast ranges are also presented in order to reflect financial and economic uncertainty. 2 Multiple Listing Service (MLS) is a registered trademark owned by the Canadian Real Estate Association. As Canada’s national housing agency, CMHC draws on more than 65 years of experience to help Canadians access a variety of quality, environmentally sustainable and affordable housing solutions. CMHC also provides reliable, impartial and up-to-date housing market reports, analysis and knowledge to support and assist consumers and the housing industry in making informed decisions.
More room for life. Grand Opening Saturday December 6th Spacious. Refined. Three Storey Townhomes. Join us Saturday December 6th from noon-5pm to celebrate the grand opening of our new Townhome show suite! Located in one of Calgary’s best communities, Hunter House townhomes in Silverado are a sizeable 1600 sqft, complete with high-end finishings, double car garages and terrace balconies. Townhomes starting from the 390’s. Register online for updates at hunterhouseliving.com
220 Silverado Plains Park SW | ph: 403.240.4664
CONDO PROFILE
Trico poised to launch
NEW INNER-CITY CONDOS // BY HEATHER RYAN
m
odern condo living meets classic urban design in Trico Homes’ newest condo offering in the desirable inner-city community of South Calgary. Trico is poised to launch Brooklyn, providing homeowners an opportunity to enjoy the best of both worlds – a new home and a mature, amenity-rich community. “South Calgary is a very desirable inner-city community,” says Wanda Palmer, vice-president, marketing. “It is dog-walker and pedestrian friendly, and has excellent access to parks, pathways, shops, boutiques, cafes, restaurants, Crowchild Trail and Downtown Calgary.” Located on 28th Avenue and 17th Street S.W., Brooklyn presents a three-storey plus loft building with just 21 suites with 11 different floor plans available, so buyers will have the ability to choose a home that meets their unique needs and lifestyle. Buyers can choose from one-bedroom suites that range from 715 to 1,036 sq. ft. and two-bedroom suites ranging from 1,100 to just over 1,400 sq. ft. As well, there are two-storey loft suites on the third floor with rooftop terraces. Prices will start from $374,000 and go up to the $600,000s for the lofts.
26 NEW CONDO GUIDE | VOLUME 17 ISSUE 12 | newcondoguide.com
The well-appointed suites offer a modern feel with open designs that are bright and spacious, with terrific features such as in-slab floor heating, quartz countertops, roller blinds, under-cabinet lighting, built-in appliances, an undermount sink in bathrooms, beautiful tiled showers with frameless glass doors and knock-down ceilings. The suites all have balconies with glass panels, in-suite laundry, and the building offers heated underground parking and storage. Buyers can also choose from two different colour packages. On the exterior, the building presents chic, modern lines and materials that are a natural fit with
By offering a wide variety of floor plans and sizes, Brooklyn will appeal to both first-time and move-up buyers, as well as downsizers as they won’t need to compromise on space the community. Brooklyn incorporates brick, stucco and Hardie board along with the beautiful large windows that Trico is known for. There will also be a nicely landscaped green space located at the rear of the building. “We’re really excited about being in South Calgary because it’s going through revitalization much like Marda Loop, which is right next door,” says sales manager Anna Crossley. “South Calgary is a wellestablished community with a great mix of mature, single-family homes, new infill single- and semidetached homes, as well as numerous multi-family residences so the streetscape is unique and Brooklyn will offer a modern design with a classic style that will blend in well. “We hear from buyers that they want to get away from the 200-plus suite buildings and that they want a sense of community. Brooklyn, with just 21 suites, provides that exclusive feel and more of an opportunity
for people to get to know their neighbours,” Crossley says. “People are also looking for larger suites and with one-bedrooms starting around 700 sq. ft., they’re getting more than the average sized condo space.” Brooklyn is expected to appeal to active, young professionals, singles and couples, who love the eclectic culture of the inner city, established amenities and want to live close to downtown or in the inner city for work. By offering a wide variety of floor plans and sizes, Brooklyn will appeal to both first-time and move-up buyers, as well as downsizers as they won’t need to compromise on space. Trico is in the pre-selling stage for Brooklyn and sales will be made by appointment only until the sales centre opens in January. Crossley encourages interested buyers to contact her at 587.439.6855 and set up a “coffee meet” to view floor plans and colour panels, and learn more about the project.
*Floor plan is artist rendering only and is subject to change without notice. All cabinet dimensions and drawer locations are subject to changes per supplier’s final shop drawings. E&OE.
Trico has also launched a website, brooklyncondos.ca, and a community page for Brooklyn at tricohomes.com, where buyers are welcomed to register for more information.
newcondoguide.com | VOLUME 17 ISSUE 12 | NEW CONDO GUIDE 27
MODUS PRESENTS SATELLITE COMMUNITY
Experience the Height of living at the Center of it all. 2 & 3 bedroom TOWNHOMES with garage from 1267-1593 sq ft Live close to everything in the heart of Alberta. A small town feel right next to the big city and just a glance through your window to some of the most beautiful views to ever grace this pristine landscape. Hike, fish and shop just moments from your front door and then after a long day of living come back to enjoy the comfort that comes with owning a Modus townhome. Enjoy a maintenance free lifestyle and all the choices you need to make your home your own (complete with outdoor BBQ area and community garden). • • • • • •
• •
5 floor plans / Single and tandem heated garage 4 NEW interior design color palettes Laminate flooring Thermofoil woodgrain cabinets with valence and crown molding Flat lay laminate kitchen/vanity countertops Stainless steel appliances: Whirlpool ceramic top range, dishwasher, refrigerator, over range microwave and hood fan Full height ceramic tile backsplash Whirlpool full size laundry centre
• Gas line rough-in to deck; AC rough-in • Humidifier
MODUS OPTIONS • Ceramic tile • Undercabinet lighting • Stylish selection of backsplash
JAYMAN MODUS EXPERIENCE • Best in Industry Rates / Jayman Financial • Down Payment Savings Program • Complimentary Moving Van
from
347,280’s
$
Monthly Payments from
+ GST
$1719
Qualifying Income $74,187
X
X
w w w. j a y m a n . c o m / r i s e 28
Rise Condo Guide November.indd 1
501 R i ve r H e i gh ts Dr Rivers on g , Coch ra ne Mo n-Thurs 2 -8 pm S at/S u n Noon -5 pm 4 03. 9 81 . 8797 11/6/2014 1:11:17 PM
CALGARY’S SATELLITE COMMUNITIES 22
7 PM
20
08
10 12
13 14
06
24 Sunset Rd. Cochrane, Alberta
11
09
21 THE WHITNEY BY LANDMARK HOMES
2
02
03 01 COCHRANE 21
07
211 & 215 Fireside Parkway Cochrane, AB
05
AIRDRIE 09 CREEKSIDE VILLAGE STRATHMORE BY CARLISLE GROUP
1
8th & MacKenzie Way
1 Airdrie, Alberta
CALGARY
CHESTERMERE
797 LANGDON
22X
22X
t k
l
AIRDRIE 04
1A
20 SUNSET BY JAYMAN INNOVATIONS
BLACK DIAMOND
22X
17
TURNER VALLEY
543
604 East Lake Blvd N.E. Airdrie, Alberta
2
12 RAVENSWOOD TOWNHOMES BY SLOKKER CANADA WEST 2802 Kings Heights Gate
13 BROOKSIDE AT BAYSPRINGS BY MERGE DEVELOPMENTS
2A
22
Yankee Valley Blvd. and 24th St. SW BrooksideAtBaysprings.com
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 1178 Clydesdale Way, Cochrane, Alberta
03 THE RISE BY JAYMAN MODUS
06 THE VILLAGE BY CALBRIDGE HOMES
04 SUNSET RIDGE STREET TOWNS BY HOMES BY AVI
07 RIVERREACH VILLAS & MANORS BY JAYMAN MASTERBUILT
501 Riverheights Dr. Cochrane, AB
36 Sun Valley Road Cochrane, Alberta
05 STONE CREEK LANDING BY CARLISLE GROUP 103 - 5th Avenue, West, Cochrane, Alberta
1225 King’s Heights Way SE Airdrie, Alberta
11 THE EDGE BY STREETSIDE DEVELOPMENTS
OKOTOKS
546
10 STONEKEEP AT KING’S HEIGHTS TOWNHOMES BY MERGE DEVELOPMENTS
3102-15 Sunset Square Cochrane, Alberta
14 HEARTLAND TOWNHOMES BY EXCEL HOMES 101 Hillcrest Dr. SW
LETHBRIDGE Airdrie
17 ZEN OKOTOKS BY AVALON MASTERBUILDER
www.zeninbalance.com
13 Riviera Way Cochrane, Alberta
08 THE RANGE BY BIRCHWOOD PROPERTIES CORP. 101 Heartland Avenue Cochrane, Alberta
newcondoguide.com | VOLUME 17 ISSUE 12 | NEW CONDO GUIDE 29
HAPPY HOMEBUYING
// BY DONNA MOORE
Healthy homes,
INSIDE AND OUT
Donna Moore is executive officer of the Calgary Region Home Builders’ Association. Call 403.235.1911 or visit crhba.com
W
ith the arrival of shorter days and winter weather, most Calgarians are in cocooning mode, and may spend as much as 90 per cent of their time indoors – most of which will be in their own homes. Because of this, the “health” of homes becomes more important to homeowners – especially those with allergies, young children and elderly family members. Poor indoor air quality inside your home can impact the wellbeing of all who live there, ranging from a general sense of feeling tired or under the weather to contributing to, or perhaps even triggering, allergies and asthma. Off-gassing from building materials, paint, finishes and new furniture, excessive moisture that can cause mould and mildew, and improper ventilation and incomplete combustion in heating systems can all have an impact on the quality of air inside your home.
Without even realizing it, normal everyday activities that occur inside the home like cooking, showering, washing dishes, cleaning and doing the laundry can create moisture and hamper indoor air quality. Further, off-gassing from the use of household cleaners and sprays, dust and even emissions from equipment used in a home office can contribute to unhealthy air. And that’s not even taking into account the amount of dander and hair contributed by your pets, not to mention what they can potentially bring into the home from outside on their fur. With all this in mind, it’s good to know that today’s new homes and condos are built to give your family the best possible indoor environment, resulting in a comfortable, enjoyable home with clean air, a comfortable moisture level and no moulds or lingering odours. Starting from the construction process, new home builders in the Calgary region are addressing the indoor environment. Good indoor air quality begins with solid construction that prevents air leakage and moisture penetration that eliminates dampness and cold spots. New processes that are used today not only increase comfort, but also prevent mould growth. To help prevent condensation, exterior walls are well insulated with air barriers, vapour retarders and caulking, and energy-efficient windows are expertly installed. As well, mechanical ventilation is included in every new home, using exhaust fans to get rid of stale or excess moist air that is often generated inside the home as a result of daily routines during the course of the day. Many new homes come with a heat recovery ventilator, which continuously brings in fresh, filtered air from the outside, while eliminating the stale air. These energy-efficient heating and cooling systems operate cleanly and safely, drawing air directly from the outside and venting exhaust gasses separately to avoid any risk of noxious fumes inside the home. Building codes today are designed to protect the homeowners and help conserve energy, making today’s homes healthier and more sustainable, as well as safer for those living in them. In addition, many builders are using eco-friendly building materials to reduce the pollutants introduced into the home during construction. These include non-solvent-based glues and grouts, water-based paints, formaldehyde-free cabinetry and pre-finished hardwood flooring. Besides materials, many products are selected and installed by local builders because they have a positive long-term effect on the quality of air inside your new home. For instance, going with a hard-surface flooring material or selecting cabinets and countertops that can be easily cleaned with mild, non-toxic solutions are among the ways to help promote a cleaner environment.
30 NEW CONDO GUIDE | VOLUME 17 ISSUE 12 | newcondoguide.com
ZEN
NORTHRIDGE DR
CALGARY
2A
OKOTOKS SHEEP RIVER
ST
LA
ND
RD
SOUTHRIDGE DR
BIG ROCK TR
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WESTRIDGE DR
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newcondoguide.com | VOLUME 17 ISSUE 12 | NEW CONDO GUIDE 31
ZEN Okotoks CG 20141031.indd 1
31/10/14 08:45:28
NEW COMMUNITIES PRE-SELLING SOON!
AT SKYVIEW RANCH ARBOURS
AT EVANSTON
ARRIVE HAPPY Take pride in owning an ARRIVE townhome because it’s built environmentally responsible – and love it because it is certified BuiltGreen to save you money. Our townhomes feature spacious floor plans with 2 to 4 bedrooms, all include laminate flooring, 2.5 baths, and an essential heated attached garage, with full depth driveway.
VISIT OUR 4 SHOWHOMES • FEATURING 2 NEW MODELS! STONEY TRAIL REDSTONE DRIVE REDSTONE WAY
REDSTONE STREET
METIS TRAIL
DEE R TRAFOOT IL
N
128 AVE
COUNTRY HILLS BLVD
SHOWHOME ADDRESS 104 REDSTONE VIEW NORTH EAST (OFF REDSTONE WAY) SHOWHOME HOURS MONDAY TO THURSDAY 2PM TO 8PM FRIDAY TO SUNDAY 12PM TO 5PM 403 264 8963 A R R I V E H O M E .C A
METIS TRAIL
NORTHEAST COMMUNITIES
52 STREET
CALGARY INTERNATIONAL AIRPORT
64 Ave
CENTRE STREET 12 AVENUE
Now Open Register: einsteincalgary.com
RIVE
36 STREET
17 Ave
52 STREET
BLACKFOOT TRAIL
ELBOW DR IVE
13 V&V BY PROVIDENCE GROUP
RIAL D
MEMO
02 43 PARK BY VERICON REAL ESTATE VENTURES
MacLEOD TRAIL
43park.ca
DEERF
52 STREET
BARLOW TRAIL
GLENMORE TRAIL
ANDERSON ROAD
114 AVE SE
OOT T RA
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W BO
NEW BRIGHTON
AIL
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VITT
McKE
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Mac
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SHAWNESSY BLVD.
Coming Soon www.arrivehome.ca
16 AVENUE
SOUTHLAND DRIVE
FISH
07 ARRIVE AT SKYVIEW RANCH ARBOURS BY PARTNERS DEVELOPMENT GROUP
13
17 Ave
GLENMORE RESERVOIR
104 Redstone View (off Redstone Way)
64 Ave
32 Ave
03 04 MEMO 02 01 RIAL D RIVE
Coming Soon bridgelandcrossings.com
06 ARRIVE AT REDSTONE BY PARTNERS DEVELOPMENT GROUP
80 Ave
MCKNIGHT BLVD.
16 AVENUE
01 BRIDGELAND CROSSINGS BY APEX CITY HOMES
Sales Centre 921 - 1st Ave. NE www.stepsbridgeland.com
84 STREET
14 STREET
.
04 STEPS BRIDGELAND BY GIUSTINI BRIDGES IN.
68 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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128 NE Ave
COUNTRY HILLS BLVD.
FO OT TR AIL
VD. LS BL
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03 LiFFT BY VERICON REAL ESTATE VENTURES
STONEY TRAIL 06 07
U
MARQ
CHAPARRAL CRANSTON
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LOR IS OF
COPPERFIELD
ABURN BAY
newcondoguide.com | VOLUME 17 ISSUE 12 | NEW CONDO GUIDE 33
INNER CITY
6 AVE N
GREYHOUND BUS TERMINAL
BUY NOW WITH ONLY 5% DOWN PAYM
ENT 23 AVE S
26 AVE S
by
34
INNER CITY 11 SOBOW BY M2I DEVELOPMENTS CORPORATION 1640 17A St.
RILEY PARK
24
6 AVE N
5 AVE N
VE 4A
3
EN
12 KENSINGTON BY BUCCI
V 2A
SUNNYSIDE 20 STATION
ROTARY PARK
PRINCE’S ISLAND PARK
301 10th St. NW
21
13 FIRST BY FRAM + SLOKKER
17
12
EAU CLAIRE04 MARKET
25
East Village Experience Centre 553 Riverfront Ave. SE
16
14 AVLI ON ATLANTIC BY RED MANAGEMENT
01
1220 9th Ave.
4 AVE S
06
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
07
MOUNT ROYAL VILLAGE
26 AVE S
TALISMAN SPORTS CENTRE
10 ST W
PROSPECT AVE
22
26 AVE S
05
VICTORIA PARK / STAMPEDE STATION
08
4 ST W
5 ST W
CLIFF ST
17 AVE S
23 AVE S
1 ST E
COLONEL BELCHER HOSPITAL
OLYMPIC WY
02
MACLEOD TR
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
04 WATERFRONT BY ANTHEM PROPERTIES 216 Riverfront Ave. S.W.
05 THE GUARDIAN BY HON TOWERS
12th Ave SE at 3rd St.
19 VERVE BY FRAM + SLOKKER
Sales Centre Now Open in East Village
21 V&V BY PROVIDENCE GROUP
23
07 SMITH BY GROSVENOR
43park.ca
East Village Experience Centre 553 Riverfront Ave. SE
ERLTON / STAMPEDE STATION
02 PARK POINT BY QUALEX-LANDMARK
03 43 PARK BY VERICON REAL ESTATE VENTURES
916 Memorial Drive
18 EVOLUTION BY EMBASSY BOSA INC.
20 LIDO BY BATTISTELLA
06 AVENUE BY GROSVENOR & CRESSEY
Coming Soon Register now at Qualex.ca/ ParkPoint
11
CALGARY EXIBITION AND STAMPEDE PARK
01 RIVERFRONT POINTE BY CARLISLE GROUP
101 Riverfront Avenue S.E.
17 916 BY SABLE DEVELOPMENTS
FORT CALGARY
CITY HALL
1035 5th Ave. SW
Visit Sales Centre at 850-16th Ave. SW, 2nd Floor
08 DISTRICT BY BOULEVARD INVESTMENTS Sales Centre Now Open 305 18th Ave. SW
Sales Centre 1120 Kensington Rd
Register: einsteincalgary.com
22 ALEX BY ASSURED COMMUNITIES
Presentation Centre: 2719 14th St. SW
23 MISSION 34 BY ASSURED COMMUNITIES
98 Mission Road SW mission34.ca
25 BRIDGELAND HILL BY GABLECRAFT HOMES 516 Edmonton Tr. NE
09 LiFFT BY VERICON REAL ESTATE VENTURES
Coming soon to Renfrew-Bridgeland liveLiFFT.com
10 BRIDGELAND CROSSINGS BY GABLECRAFT HOMES bridgelandcrossings.ca
newcondoguide.com | VOLUME 17 ISSUE 12 | NEW CONDO GUIDE 35
ALBERTA’s #1 CONDO BUILDER
MAYBE IT’s BECAUsE WE’RE sO EAGER TO PLEAsE
NOW SELLING IN 5 LOCatIONS aLBERt PaRK: ShOW SuItE OPEN aIRDRIE: ShOW SuItE OPEN KINCORa EMERaLD SKy: COMING 2015
arti
LEGaCy: By aPPOINtMENt ONLy COChRaNE: By aPPOINtMENt ONLy EDMONtON: IN MaNy LOCatIONS FOR MORE INFORMatION:
carlislegroup.ca 403.228.5872
FINaL PhaSE SELLING NOW!
artist’s concept only
f
register at
CreeksideVillageCondos.com #2105 - 403 MacKenzie Way SW airdrie, east of 8th Street
MCKENZIE WAY YANKEE VALLEY BLVD SE
HIGHWAY 2
RAILWAY AVE
MAIN ST
8 ST
AIRDRIE ROAD NE
e f e
SaleS Centre HourS: Mon-thurs 2-8 pm Sat, Sun & Holidays 12-5 pm, Closed Fridays
403.980.3334
$
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4
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POSSESSIONS StaRtING DECEMBER 2014
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albertParkStation.ca Project location sales centre MEMORIAL DRIVE SE
5TH AVE. SW
DOWNTOWN
less than 20 units remaining
N:
2
LRT STATION
11TH AVE. SE 12TH AVE. SE
12TH AVE. SE
27TH ST. SE
5
BARLOW TRAIL SE
y:
14TH AVE. SE
17TH AVE. SE
unit 5117, 2715 12 ave se. sales centre hours: mon - thurs 12-6 pm sat, sun & holidays 12- 5 pm, closed Fridays
403.228.5872 Canadian Home Builders’ Association
Final Clearance. No Reasonable Offer Refused. Last 7 Units.
only
executive furnished suites earn up to $3000 month frOM the
300’s
$
Memo rial Dri ve
GO tO
3 Street SE
Macleod Trail SE
By aPPOINtMENt ONLy
aLL uNItS COME WIth FuRNItuRE PaCKaGE at NO ExtRa ChaRGE!
1 Street SE
403.228.5872
Centre Street S
rivpt.com
NE
Riverfr ont Ave SE
4 Avenue SE
E nue S 5 Ave
CONTEMPLATING CONDOMINIUMS
// BY LINDA PALFI
CANADIAN CONDOMINIUM INSTITUTE serves you
C
Linda Palfi is a condominiumspecialist realtor with Discover Real Estate. She has overseen many condo projects as the chair of her condo board, and is a member of the professional standards committee of the Calgary Real Estate Board. Further articles and her Calgary Condo Directory can be found online at CondosInCalgary.com. Call Linda for more information at 403.998.7732
ondominium buyers and owners are protected by laws that are largely attributable to a group of volunteers – members of the Canadian Condominium Institute of Canada (CCI). In each province, these people guide governments in drafting condominium laws and rules. They also answer phones and teach courses. They staff trade-show booths, unpaid. Let’s take a glimpse at what they’ve accomplished, and close with a “thank you” to these volunteers you’ve never met, yet who work to serve you. Alberta’s Condominium Property Act itself is a product of extensive consultation by the province with volunteers from the CCI. Various requirements, such as for all condominium corporations to maintain cash reserve funds and written plans for how to fund them (effective Sept. 1, 2002), can be credited to CCI volunteers. Together they speak as “the voice of condominium,” which is the CCI’s national slogan. From condo consultants to lawyers, from realtors to insurance agents and property managers, CCI volunteers provide the broad experience that government needs before it can implement sensible condominium law. But the CCI’s objectives go far beyond good condo law. Education is also a major focus, as CCI volunteers strive to educate the public, as well as people who make their living in some aspect of the ever-growing condominium industry. Here in Calgary, the CCI’s local chapter holds monthly luncheons with educational guest speakers. It offers regular training sessions in three levels of condominium education, which can lead to certification as a condominium professional. Special “hot topic” sessions are held, dealing with current issues of interest to condo owners and to the array of service-providing industries that build, maintain, insure, sell and operate condominium properties.
In Calgary, volunteer CCI professionals will be offering seminars and courses in coming months that you may well want to attend Membership in the CCI is possible for owners and professionals alike. In fact, every one of the condominium developments in Alberta is welcomed as a corporate member, which would qualify their unit owners to receive regular newsletters, as well as luncheon invitations and course offerings at discounted rates. Should your Condo Board not want to join CCI, you could join as an individual member. If you employ a property management firm, an insurance agent, realtors, or others serving the condominium community, ask if they hold membership in the CCI, thus subscribing to its code of ethics and its courses. If not, why not? In Calgary, volunteer CCI professionals will be offering seminars and courses in coming months that you may well want to attend. The public is welcome. 38 NEW CONDO GUIDE | VOLUME 17 ISSUE 12 | newcondoguide.com
L R
S c C p
L
SOUTH OF THE BOW
STUDIOS
/ 694sqft
$306-311K
ONE BEDS
/ 707-1000sqft $320-405K
TWO BEDS
/ 914-1262sqft $386-543K
THREE BEDS / 1414-1632sqft $625-710K TOWNHOMES / 1390-1414sqft $545-593K
LIVE WELL, RIGHT NOW. SoBow is everything you’ve been looking for in an inner-city community. Located in Inglewood - recently named 1 of Canada’s BEST Neighbourhoods - our backyard is 50 acres of parkland and pathways. Live well at SoBow, right now. What are you waiting for?
NEW Homes in Inglewood!
1640 17A STREET SE VISIT OUR SALES || #TUESDAY - FRIDAY 12PM - 6PM CENTRE BESIDE | SATURDAY - MONDAY 12PM - 5PM PEARCE ESTATE | 587.353.8955 | INFO@SOBOWCONDOS.COM PARK WWW.SOBOWCONDOS.COM
FINANCES
HOME-HUNTING TIPS FOR COUPLES MANY HAPPY COUPLES WILL admit they are an example of opposites attracting. When they decide to buy a home together, their differences can certainly pose a challenge. Buying a home is exciting and stressful. It is the biggest purchase most people will ever make, and there will almost certainly be some conflict when two people need to make such an important decision together. Once a couple understands the house-hunting process, they can have informed discussions, come to compromises and ease the stress. Farhaneh Haque, director of mortgage advice at TD Canada Trust, outlines the topics that every couple needs to discuss before they start home-hunting:
» The skeletons in the closet: When a couple takes out a mortgage together, both of their credit ratings and incomes are taken into account. If one person’s credit rating is less than ideal, it can affect their joint mortgage application, interest rate or type of mortgage they’ll qualify for. Have an open and honest discussion about finances to decide on their best course of action. » The expectations: Before they look at listings, couples should decide on their price range based on what they can afford and what features they want in a home. The home-buying process may move quickly and both parties need to be ready to jump in with both feet when they start searching. » The mortgage: Choosing the right mortgage is as important as choosing the right home. Since a mortgage is as much a part of a couple’s life as their new home, it’s important that both are comfortable with the mortgage term, interest rate, repayment schedule and other features. “Some sacrifices will have to be made to find the home and mortgage you will both be happy with,” says Haque. “Having the discussions and coming to these compromises before you’ve entered the pressure-cooker of the home-hunt will make a big difference and likely make the home-hunting journey a much more positive experience for you both.” More information to help you prepare for the home-hunt is available online at tdcanadatrust.com.
40 NEW CONDO GUIDE | VOLUME 17 ISSUE 12 | newcondoguide.com
INNER CITY
A NEW PERSPECTIVE ON URBAN LIVING
The Guardian’s two-bedroom, two-bathroom suites offer panoramic double-exposure views of the city, rivers and mountains from Calgary’s tallest residential tower.
SUITE 02
814 SQ FT + 79 SQ FT Balcony
Starting at $455,900
SUITE 04
809 SQ FT + 139 SQ FT Balcony
Starting at $436,900
SUITE 07
904 SQ FT + 115 SQ FT Balcony*
Starting at $535,900
SUITE 09
979 SQ FT + 133 SQ FT Balcony*
Starting at $578,900
*Includes parking space for two vehicles
Developed by Hon Developments. Renderings are artist’s interpretation. Prices subject to change without notice. E&EO.
PRESENTATION CENTRE 456 -12TH AVENUE SE MON – THURS 12 – 6PM TEL 403 800 3368 SAT & SUN 12 – 5PM
FEATURES
• Imported Italian Armony Cucine cabinetry and professional-grade induction cooktops by AEG • Optimized floor plans and open concept interior design • First-class amenities: Fitness centre and yoga studio, workshop, social lounge and garden terrace
THEGUARDIANCALGARY.COM
HOMEBUYERS’ HELP
// BY LYDIA MCNUTT
GOLDILOCKS MARKET
Home prices moderating in Canada – but not everywhere We are experiencing a transition to what our agents refer to as a Goldilocks market – one that is neither too hot, nor too cold. We expect home prices to continue to grow in the months ahead, but at a slower rate than we have seen in recent years.
LOOKING BACK AT 2014 IN CANADIAN REAL ESTATE, IT’S LARGELY BEEN A
The inventory of homes on the market has been low, the demand high, and prices going up, up, up. But Royal LePage’s latest House Price Survey reports a natural slow-down in the nation’s real estate activity in the third quarter, calling it a “Goldilocks market” that is just right. “In the seven years since the Canadian housing market began its recovery from the worldwide recession, home price growth has been robust, often greater than the long-term average of approximately five per cent,” says Phil Soper, president and chief executive of Royal LePage. “We are now experiencing a natural slowing in the rate of year-over-year price appreciation, with real estate markets moderating in most parts of the country – a transition to what our agents refer to as a Goldilocks market, one that is neither too hot, nor too cold. To be clear, we expect home prices to continue to grow in the months ahead, but at a slower rate than we have seen in recent years.”
SELLER’S MARKET.
MAKE AVLI YOUR NEW LUXURY ADDRESS. INGLEWOOD IS WHERE EVERYTHING IS TODAY; RIGHT HERE, RIGHT NOW. S SALERE & T CENW SUITE SHO OPEN * T N DOW NOIW US A V SIT20 9th 12 ve SE A
City park and river views – Bright spacious, quiet living with large deck areas. Enjoy all that Inglewood has today. 12 minute walk to FREE LRT.
42 NEW CONDO GUIDE | VOLUME 17 ISSUE 12 | newcondoguide.com
AvliCondos.ca 403-474-2060 info@AvliCondos.ca
RED
MANAGEMENT
The Developer reserves the right to make revisions it deems appropriate in its sole discretion, to floorplans, unit configuration, and finishings. Unit sizes are estimates only and subject to revision by the Developer.
Calgary’s market was among the strongest across Canada, where high demand and low supply brought on price increases across the board
Survey says... According to the House Price Survey, the average price of a home in Canada rose between 4.4 and 6.1 per cent year over year, with two-storey detached homes averaging $441,714; detached bungalows at $405,101; and condos coming in at $257,377. BUCKING THE GOLDILOCKS MARKET TREND, CALGARY AND TORONTO PRICES SAW DRAMATIC PRICE INCREASES
Calgary’s market was among the strongest across Canada, where high demand and low supply brought on price increases across the board – condominiums saw a sharp increase of a whopping 11.8 per cent year-overyear to $294,156, while detached bungalows increased 10.8 per cent to $515,844 and standard two-storey homes were up 9.2 per cent to $499,811. Meanwhile, low inventory after an unseasonably busy August contributed to a spike in prices across all housing types in Toronto. Standard condos saw the greatest increase, up eight per cent year-over-year to $383,039. Detached bungalows rose 7.2 per cent to $618,088, and standard two-storey homes increased 7.6 per cent to $733,317. In these markets, if you’ve found a great home, chances are someone else has their eye on it too. Here are some tips to help you conquer a sellers market:
Tip #2: Go with a pro. Your real estate agent, financial advisor and lawyer are your essential three in the home-buying process, helping you to keep your emotions in check (refer to #1) and make a purchasing decision based on facts and figures – not feelings. Use their expertise and make a smart bid that reflects what the home is worth and what you can comfortably afford – even if (and when) interest rates rise by one, two or three per cent.
BUYING IN A SELLER’S MARKET:
Tip #1: Keep your emotions in check. Combine a hot real estate market with a hot head, and you start to lose sight of the goal: to make a smart purchase and a sound investment. Don’t become a bidding war casualty. Set your budget and stick to it. A home is only worth so much, and it’s up to you to decide what that magic number is.
Tip #3: Get pre-approved for a mortgage. With a mortgage pre-approval in your back pocket, you’ll be locked-in at today’s low rates for 90 to 120 days, and when you do find a great home and are ready to make an offer, it won’t be conditional on financing since you already have this in order.
newcondoguide.com | VOLUME 17 ISSUE 12 | NEW CONDO GUIDE 43
LEGAL NOTES
// BY CATHERINE STARK
Construction is completed.
Catherine Stark, B.A., LL.B., is the owner of Concept Law Group – a Calgary-based boutique real estate firm. Catherine and her team have more than 30 years of legal experience. Email her at cstark@conceptlaw.ca or call 403.517.3333.
A
brand new condo! What could be more exciting? Once the construction has been completed, a buyer might think that moving in is the easy part, right? Well, maybe. Jordan Beach, vice-president of sales and service for Qualex Landmark, says that even though an approximate completion date might be given in the purchase contract, the process can be complicated once construction has been completed. The developer, the City and the Land Titles Office all have to coordinate with each other to ensure that the Occupancy Certificate has been granted and the Condominium Plan has been registered. The timing for these
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NOW WHAT?
important steps may be affected by many outside factors such as contractors, third-party suppliers, and even the weather. For example, Beach says, it is not unusual for the City take to take two to four months to issue the Occupancy Certificate after construction is completed. Once in the position to move forward with occupancy, the developer will send the homebuyers a homeowner’s package explaining the specifics of the possession date and the process for moving in. The package is likely the single most important source of information that the buyer will have. Beach says that “some buyers are busy or don’t realize the importance of the homeowner’s package and to read documentation can be a bore, but we cannot stress how important it is to read the updates.” Generally speaking, Beach says, the lower units will have notice of their actual possession dates three weeks in advance and higher units will receive a little more notice. Once the buyer has a possession date from the developer, it is advisable to start making inquiries to moving companies and other related services, like Internet, cable television and utilities. Not only do the homebuyers have to coordinate their moving plans for the possession date given by the developer, they have to turn their minds to two other extremely important issues: finding a lawyer for their purchase transaction, and finalizing their mortgage financing. Because of the rules related to mortgage funding and Land Titles registration for newly built condos, buyers should meet with their lawyer for document signing at least 10 business days prior to possession date. If the document signing does not take place within this time frame, there is the possibility that the mortgage lender will not be able fund on time and the possession date will have to be moved forward. Buyers should not book holidays or other trips out of the city during the two-week period prior to their possession date. Most banks will not agree to have a mortgage funded on the basis of a Power of Attorney having been signed by the buyer, so the buyer’s availability for signing is critically important. Developers may be able to accommodate requests for specific possession dates, but when hundreds of new owners are moving into the building, alternate possession dates may not be available. Moving into a brand new condo might be one of the most exciting things you’ll ever do, but patience, planning and good communication with the developer, the mortgage lender and the lawyer is essential to ensure the whole process goes smoothly.
INNER CITY
45
FUNDAMENTALLY SPEAKING
// BY WAYNE KARL
tips BUYING YOUR Four to help guide FIRST HOME? your decision
Wayne Karl is an award-winning writer and editor with experience in real estate and business. In Fundamentally Speaking, Wayne explores the basics of buying property. He can be reached at wayne.karl@wall2wallmedia.com or follow him on Twitter at Twitter.com/WayneKarl
transportation, shopping, schools and other amenities is among the key determinants that affect your property’s appeal, and ultimately its value. After all, those are the qualities potential buyers look for when searching for a home. The more of them your place has when you go to sell, the more attractive it will be to a greater number of people. While experts suggest you take a long-term view when buying a home, it’s also important to not look too far down the road. Let’s be honest, your first home may not be your dream home, and your needs and desires are sure to change through the various stages of home ownership. So, while the answers to the above questions are specific to your circumstances, there are also some common guidelines you can follow. 1 How much can you afford? Experts agree it is never a good idea to make
yourself house-poor, and it is a very common mistake, particularly of first-time buyers, to buy more home than they can really afford. Meeting with a mortgage broker or your banker will help determine your full financial picture, assessing everything from your credit rating to how much you have saved for a down payment. Experts also suggest you “stress-test” your plan to see how well you could cope with higher mortgage payments brought on by rising interest rates. 2 How much will it really cost? Another common mistake is not being prepared for all the closing costs involved: lawyer fees, land transfer taxes, utilities, insurance, and moving expenses. All of these costs add up, and ultimately should factor into your overall home-buying budget.
W
hen you’re buying your first home, you are sure to be filled with many important questions. How much can you afford? How much will it all cost? Where do you really want to live, and can you afford the area? And, finally, what type of home do you want? The answers are very individual, and depend on your situation, from the amount of your down payment to where you work to whether you have kids, among other considerations. For your enjoyment while you live in your home, as well as for future resale potential, proximity to
3 Where do you want to live? This question is becoming more important for a number of reasons, though influenced primarily by where you work, how much of a commute you want, and whether your transportation options include mass transit or only driving. Indeed, especially with gas prices on the rise, proximity to mass transit is something more and more people are looking for in their new home location. It may not be as simple as choosing to live in the city, suburbs or a small town. 4 What type of home do you want? Once you have determined your options for
cost and location, you can then assess what types of homes are available in your price range and desired neighbourhood: condos, townhomes, semi-detached or single-family?
So many questions, so many choices. The good news is, home builders today are in sync with customer preferences for location and amenities. Your options for new-home products have never been better.
46 NEW CONDO GUIDE | VOLUME 17 ISSUE 12 | newcondoguide.com
CO N UN STR DE UC RW TI AY ON
LUXURY BEGINS AT THE DOOR
Begin your Avenue experience with a greeting from your concierge at the porte cochere – a five-star entryway that creates an unforgettable arrival for you and your guests. From there, the luxury continues within the grand reception with its soaring ceilings and statement chandelier, a finely appointed lounge, connecting sky bridges and state-of-the-art gym. At Avenue, you can leave to travel the world and then return to a secure home that offers the same sophisticated living experience as the boutique hotels abroad.
ELEGANT TWO-BEDROOM HOMES FROM $561,900.
PRESENTATION CENTRE: 1037 5th Avenue, SW, Calgary
10 ST SW
5th AVE SW
Saturday & Sunday: 12pm–5pm Monday–Thursday: 12pm–6pm Closed Fridays
403-530-8455
This is not an offering for sale. Such an offering can only be made with a disclosure statement. E.&O.E.
AVENUEWESTEND.COM newcondoguide.com | VOLUME 17 ISSUE 12 | NEW CONDO GUIDE 47
IN THE NEWS
More mixed-use projects, please!
DEMOGRAPHICS DRIVING DEVELOPMENT TREND // BY LYDIA MCNUTT
CANADIAN HOMEBUYERS ARE FORGOING LARGER LOTS and extra bedrooms of the ‘burbs in favour of urban conveniences close to home, according to a recent report titled Emerging Trends in Real Estate 2015 conducted by PwC and Urban Land Institute (ULI). Urbanization is no longer a growing trend, but rather the “new normal.” Hot on the heels of these city-bound homebuyers are developers who are keen to meet buyer demand and add value to their properties by exploring new mixed-use developments like condos and rental apartments which combine residential and commercial components. “In the Canadian market, the bidding on prime properties can be quite competitive. In response to this competition, the market has become very creative in finding ways to enhance value. The convergence of residential and commercial development is a way to illustrate this value,” says Frank Magliocco, national leader, Canadian Real Estate, PwC. “Residential developers have started to add retail and other services such as health care and education in a bid to attract buyers. Likewise, commercial developers are including residential components to their office and retail projects.” Canadian real estate at a glance: The best places to be in 2015 Calgary and Edmonton have been named Canada’s top real estate markets, scoring high across the board for investment, development and housing. Toronto came in third, with continuing migration by residents and retailers to the city core, and an already strong condo market further solidified by a lack of affordable housing. Following closely in fourth, Vancouver is expected to lead in growth in 2015, with steady foreign investment pouring into its robust housing sector. Montreal’s stable market is expected to remain so in 2015, with a drop in the 48 NEW CONDO GUIDE | VOLUME 17 ISSUE 12 | newcondoguide.com
condo market as it continues to absorb inventory. “Meanwhile, the city is keen to attract high-end retailers via Rue Ste. Catherine, where experts foresee the avenue being transformed over the next five years,” according to the report. While in Winnipeg, a drop in home sales has raised concerns around overbuilding impacting the city’s finances. “The real estate industry of Canada’s large urban centres continues to be an engine of stable economic growth for the country. It has proven itself to be a low-risk business environment for developers and investors,” says Richard Joy, an executive director at ULI. “This is especially true in western Canada. The market shift toward urban cores and transit-supportive communities is a unique opportunity to maximize the value of new public infrastructure investment in major cities across the country.”
INNER CITY
newcondoguide.com | VOLUME 17 ISSUE 12 | NEW CONDO GUIDE 49
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INNER CITY
Another progressive urban experience by:
51
NORTHWEST
Final Phase of Condos NOW SELLING!
CHBA - Calgary Region
CHBA - Calgary Region
Celebrating 2011 25 Years
2012
Perfect Location in Varsity 15 Minutes to Downtown Steps Away from Dalhousie LRT Station Concrete & Steel Construction Private Penthouse Health Club Underground Heated Parking 1, 2 & 3 Bedroom Suites Now Available 780 Varsity Estates Dr NW Calgary, AB T3A 1W9 Telephone: 403.286.8143 | www.grovesofvarsity.com 52 NEW CONDO GUIDE | VOLUME ISSUE 12 | newcondoguide.com Call today for17 your appointment
NORTHWEST COMMUNITIES CENTRE STREET 16
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32 Ave
16 AVENUE
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17 Ave
04 WILLOW AT SHERWOOD BY AVI URBAN BLACKFOOT TRAIL
Coming Soon Visit Sales Centre at 64 Nolan Hill Gate
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37 STREET
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06 TRINITY BY JAYMAN MODUS 44 Nolan Hill Blvd. NW
10 SAGE PLACE BY CARDEL LIFESTYLES
Now Open Show suite 175 Panatella Hill NW
GLENMORE RESERVOIR
BARLOW TRAIL
Sales Centre Now Open 3503 Sage Hill Drive NW
22 AVIRA BY JAYMAN MODUS
MacLEOD TRAIL
03 VIRIDIAN BY TRICO HOMES
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ELBOW DRI
RE T BY BUCCI RAIL Presentation Centre opening soon at 2nd Ave and 10th St. NW
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SARCEE TRAIL
69 STREET
85 STREET
175 Panatella Hill NW 02 KENSINGTON GLENM O
Sales Centre 1120 Kensington Rd Sales Centre located on Evanspark Blvd. NW
16 AVENUE
01 PANORAMA WEST BY CARDEL LIFESTYLES
21 LIDO BY BATTISTELLA
CALGARY INTERNATIONAL AIRPORT
64 Ave
OLD BANFF COACH ROAD
Sales Centre Now Open
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19 916 BY SABLE DEVELOPMENTS
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17 BROWNSTONES BY GENESIS BUILDERS GROUP
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16 Sage Meadows Circle NW
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5353 Crowchild Trail NW
EDMONTON TRAIL
STONEY TRAIL NW
15 THE GROVES OF VARSITY BY STATESMAN HOMES
HA RV BLVEST H D N ILLS E
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PANORAMA ROAD NW.
10 18 17 03 SY MO NS VA LLE 06 YR D. 04
85 ST. NW
ROCKY RIDGE BLVD.
144 AVE NW.
14 UNIVERSITY CITY BY KNIGHTBRIDGE
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CONDO PROFILE
STATESMAN’S GROVES OF VARSITY a hit with buyers // BY HEATHER RYAN
O
ffering one of the most desirable locations in Calgary, spacious suites and quality craftsmanship have made the Groves of Varsity a hit with buyers. Crafted by Statesman Group of Companies, the Groves of Varsity is a new condominium community at the corner of 53 Street N.W. and Varsity Drive, across from the Dalhousie LRT and Dalhousie Station shopping centre. “Location is the number one reason why buyers walk through our sales centre door,” says Statesman’s Mike Sali. “It’s that saying, ‘location, location, location’ – and Varsity was voted the best Calgary community to live for two years running in Avenue magazine because the amenities here are amazing. “You have the university, Market Mall, Foothills and the Alberta Children’s hospitals, the LRT, shops and services, Silver Springs Golf Course, and we are centred between Beaumont and Nose Hill parks,” he says. “You really have almost everything you desire in close proximity as well as the ease of getting downtown.”
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With the Groves, residents of Varsity are getting everything they wanted – a lower density development, solid concrete and steel construction and a development that caters to every demographic mirroring the people who live in the community. “Our first two phases consisting of 119 and 80 suites are nearly sold out with our youngest buyer in their early 20s and the oldest in their 70s, so we’re attracting a wide range of homeowners not just due to the nearby amenities but because we
aren’t another starter project,” Sali says. “A lot of people are attracted to the Groves because of the large suites and higher standard specifications.” The Groves of Varsity’s Final Condos are now selling in Phase 3 – a 12-storey, 108-suite building. Buyers will love the spacious one-bedrooms-with-dens and two-bedrooms that range from 750 sq. ft. up to an amazing 2,200 sq. ft. with prices starting in the $350,000s and going up to $1.4 million for penthouses. Along with inviting open concept designs, buyers will enjoy terrific interior features such as nine-ft. ceilings (10-ft. in penthouse suites), tile floors, granite counters with under-mount sinks in the kitchen, stainless steel appliances, maple cabinets, full-height tile backsplash, in-suite laundry and most master bedrooms come with big soaker tubs and separate showers in the ensuite. Rather than having standard balconies, buyers can opt to enclose them with floor-to-ceiling glass to create a solarium and thereby add 100 sq. ft. of more usable space to their suite. The solariums come with Juliet balconies allowing fresh air into the suite. As well, there are no designated colour schemes. Instead, buyers can truly personalize their suites by choosing their own colours and finishings through Statesman’s design centre.
Some other tremendous features in the Groves of Varsity include a forced air heating and air conditioning system, no shared walls between suites reducing the noise factor, Solarban Z50 commercial glazed windows and underground secured parking. The Groves of Varsity will also be home to a fabulous ninth-floor health club and fitness centre featuring the latest equipment, steam rooms, a multi-purpose room and a rooftop patio so you can enjoy the fabulous views and the mountains. Outside, the buildings will feature low-maintenance Xeriscape landscaping and an inviting courtyard with a 16-ft. tall fire sculpture as its centrepiece along with pergolas and benches encouraging residents to enjoy the outdoors and socialize. To learn more about the Groves of Varsity, visit the sales centre open Tuesday, 2 to 6 p.m.; Wednesday and Thursday, noon to 6 p.m.’ Fridays and weekends, noon to 5 p.m. (closed Mondays). Call 403.286.8143 or visit grovesofvarsity.com.
newcondoguide.com | VOLUME 17 ISSUE 12 | NEW CONDO GUIDE 55
IN THE NEWS
AVI URBAN BREAKS GROUND
with homeowners in Willow at Sherwood AFTER MUCH ANTICIPATION, AVI URBAN has recently broken ground at their new Calgary townhome development, Willow at Sherwood. Brian French, area sales manager with Avi Urban, celebrated this momentous occasion with excited homeowners who braved the sleet and snow to take part in the ceremony. Newly married Andreea and Sami Tantu were at the event. “What attracted us to Willow was the charming style and unique personality of the overall development, the nice neighbourhood and the townhouse plans which suited our current housing needs,” says Andreea. “We love Avi Urban’s design style!” The 83, three-storey townhomes in Willow at Sherwood range from 1,100 to 1,400 sq. ft. and feature nine-ft. ceilings, six floor plan options, two-car attached garages, bright colonial exteriors, and incredible interior finishes. With pricing starting in the $300’s, homeowners who have already purchased here are really pleased with their decision. Two new showhomes opened recently and they did not disappoint the homeowners who had bought from plans. “This is an incredibly exciting time for both Avi Urban and our future homeowners, as now that the site is fully serviced, we are ready to begin the task of building,” shares Charron Ungar, president, Avi Urban. “Shortly the vision for Willow will emerge from the foundations and the value statement we have worked so hard to achieve will finally make its mark on one of the most vibrant communities in Calgary’s NW,” he adds. Pre-construction homes are almost sold out, with more townhomes set to be released later this year.
More information is available by registering at aviurban. com/Willow, or by calling 403.536.7290. The sales centre is located at 38 Nolan Hill Gate NW, and is open Monday to Thursday from 2 to 8 p.m.; and weekends and holidays from noon to 5 p.m. Two new showhomes are now open at this location.
56 NEW CONDO GUIDE | VOLUME 17 ISSUE 12 | newcondoguide.com
3 W
About Avi Urban: Avi Urban is a Calgarybased builder of quality, multi-family homes. Recognizing a demand for innovative multi-family developments, Homes by Avi created Avi Urban in 2000. From the beginning, the goal was to offer homeowners the ultimate in comfort and function, while building innovative, thoughtful developments that bring an urban aesthetic to a highly 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, multiphase townhome developments.
F
NORTHWEST
3 STOREY TOWNHOMES WITH 3 CAR PARKING
FROM THE $300’S
MAKE YOUR MOVE
// BY CHUCK RESNICK
PACKING UP FOR THE MOVE Before packing Book your movers at least eight weeks prior to your move
during busy periods to guarantee availability. Once you have your movers selected, you can start to pack up your belongings in anticipation of their arrival. Some companies will even pack for you, streamlining the process.
Start packing Once you have your moving date, start packing. Box up
Chuck Resnick is vice-president of marketing and operations, Two Men and a Truck Canada. twomenandatruck.ca
M
oving homes can feel like an overwhelming task. But with a few deep breaths and these packing tips, though, you can conquer the move without losing your mind.
belongings that you don’t use often and store them out of the way. Storage areas are usually good places to start because they are not high-traffic areas. If you have kitchen supplies, occasional dishware, or small appliances that go unused on a daily basis, carefully pack them away a few weeks before the move. Make sure to use packing paper or bubble wrap to protect fragile belongings – newsprint from newspapers used to wrap items can be messy to clean up. Keep a record of what goes into which box so you can find what you need instantly when it comes time to unpack.
Keep packing If you stand back and look at everything you need to pack,
you’ll get overwhelmed. Just start packing. Start early, and break up the process into a more gradual, less stressful task. Save items you use daily to pack last, and make sure to label each box. Avoid packing items from different rooms in the same box to prevent confusion when unpacking.
V is for
´ Vive I’independance! The freedom to be yourself. To do your thing. Your way. The charm of modern urban living with a farmer’s market at your doorstep. Total independence from renting and paying someone else’s mortgage. Limited Time Introductory Pricing! From the low
All Units Include Standard Features That Aren’t Typically Standard:
200
$
’s
• • • • • •
*Plus GST. Renderings are artist’s concept only and may be subject to change. Pricing subject to change without notice. E.&.O.E.
Stainless Steel Appliances Granite Countertops Parking Included Laminate Flooring In-Slab Heating 9’ Ceilings
BY TRICO COMMUNITIES
BUIL DIN G 1 OVE R 8 8 % S O LD • BU I LD I N G 2 OV E R 6 3 % SO LD ! Visit our sales centre at 3503 Sage Hill Drive NW or viridiancondos.ca 58 NEW CONDO GUIDE | VOLUME 17 ISSUE 12 | newcondoguide.com
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3 bedroom & Den up to 1726 sq ft double car garage
INCLIDES GST
Monthly Payment $1593 Combined Qualifying Income $69,319
from
$412,999
INCLUDES GST
Monthly Payment $1885 Combined Qualifying Income $81,437
V A L U E A D D E D F E AT U R E S : • Stainless steel appliance package • 9’ ceilings on main floor • Laminate and ceramic tile flooring • Soft close hardware on drawers and doors • 6 cycle washer-dryer combo • Granite countertops with undermount sink and • 39” flat or maple shaker style cabinets Moen-Integra pull-out chrome faucet / crown moulding • Upper floor laundry (select homes) • Gas line to deck • AC (RI) • 4 Color Palettes to choose from
J AY M A N M O D U S E X P E R I E N C E • Best in Industry Interest Rates • Down Payment Savings Program • Complimentary Moving Van
Sales Centre located on Evanspark Blvd NW Mon to Thurs 2-8 pm Sat/Sun 12-5 pm 403.474.1200
jayman.com/avira
/jaymanmodus
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newcondoguide.com | VOLUME 17 ISSUE 12 | NEW CONDO GUIDE 61
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:
Project & address:
Project & address:
Project & address:
Salesperson:
Salesperson:
Salesperson:
Salesperson:
Phone:
Phone:
Phone:
Phone:
Developer/builder:
Developer/builder:
Developer/builder:
Developer/builder:
Type:
Type:
Type:
Type:
midrise highrise
townhome conversion
midrise highrise
townhome conversion
midrise highrise
townhome conversion
midrise highrise
townhome conversion
Sq. ft.:
Sq. ft.:
Sq. ft.:
Sq. ft.:
# of bedrooms:
# of bedrooms:
# of bedrooms:
# of bedrooms:
# of bathrooms:
# of bathrooms:
# of bathrooms:
# of bathrooms:
Interior appliances:
Interior appliances:
Interior appliances:
Interior appliances:
Options:
Options:
Options:
Options:
Parking facilities:
Parking facilities:
Parking facilities:
Parking facilities:
Special incentives:
Special incentives:
Special incentives:
Special incentives:
Price:
Price:
Price:
Price:
Down payment:
Down payment:
Down payment:
Down payment:
Condo fees:
Condo fees:
Condo fees:
Condo fees:
Financing available:
Financing available:
Financing available:
Financing available:
Other comments:
Other comments:
Other comments:
Other comments:
62 NEW CONDO GUIDE | VOLUME 17 ISSUE 12 | newcondoguide.com
HOMEBUYERS’ HELP
CONDO BUYERS’ RESOURCE SECTION YOU LOVE THE CONDO, SEE WHAT YOU CAN AFFORD! Compare mortgage rates for your best deal Calculate your mortgage payments using the mortgage payment calculation chart
newcondoguide.com | VOLUME 17 ISSUE 12 | NEW CONDO GUIDE 63
HOMEBUYERS’ HELP
YOU LOVE THE CONDO, SEE WHAT YOU CAN AFFORD! INTEREST RATES
CALCULATE YOUR MORTGAGE PAYMENTS
AMORTIZATION PERIODS
% 5 YEARS
10 YEARS
15 YEARS
20 YEARS
25 YEARS
3.00
17.96
9.65
6.91
5.54
4.73
3.25
18.07
9.76
7.02
5.66
4.86
3.50
18.18
9.88
7.14
5.79
4.99
3.75
18.29
9.99
7.26
5.91
5.13
4.00
18.40
10.41
7.38
6.04
5.26
4.25
18.51
10.23
7.50
6.17
5.40
4.50
18.62
10.34
7.63
6.30
5.53
4.75
18.72
10.46
7.75
6.44
5.67
5.00
18.85
10.59
7.89
6.58
5.82
5.25
18.97
10.71
8.01
6.71
5.96
5.50
19.08
10.83
8.14
6.85
6.11
5.75
19.19
10.95
8.27
6.99
6.26
6.00
19.30
11.07
8.40
7.13
6.40
6.25
19.42
11.19
8.54
7.27
6.55
6.50
19.53
11.32
8.67
7.41
6.70
6.75
19.64
11.44
8.80
7.55
6.86
MONTHLY PRE-TAX INCOME
SPOUSE’S PRE-TAX INCOME
TOTAL PRE-TAX INCOME
DIVIDE BY THREE
AFFORDABLE MONTHLY PAYMENTS DIVIDED BY 12
AMOUNT OF MORTGAGE (PRICE-DOWN PAYMENT)
CHART FIGURE
AMOUNT OF MORTGAGE DIVIDED BY 1,000
AMORTIZATION AMOUNT
AMORTIZATION AMOUNT
ESTIMATED MONTHLY TAXES AND HEAT
MONTHLY PAYMENTS
FOLLOW THESE STEPS TO SEE IF YOU’LL QUALIFY FOR A MORTGAGE ON YOUR DREAM CONDO
01
Calculate the combined monthly before-tax income of you and your spouse.
Multiply this figure by the amount you need to borrow. Divide by 1,000.
02
Divide by three. This figure is the monthly payment you can afford to make on your condo.
06
Add to this your estimated monthly heating costs and monthly property taxes.
03
07
Take the total price of the condo and subtract the amount of money you expect to make as a down payment. This is the money you will have to borrow.
04
Refer to the chart above. Look down the left column and locate the interest rate you expect to pay. Line this up with the amortization period of your choice. (Most first-time buyers take the 25-year amortization.)
05
If this figure is equal to or less than one-third of your gross monthly income (calculated in Step 2), you’ll qualify for a mortgage on your dream condo. Bear in mind that this is a rough estimate. If you have several other large loans already, you may qualify for less. Also, banks and trust companies vary in their policies. The best way to know what you can afford is to go to the lending institution of your choice and get pre-qualified.
64 NEW CONDO GUIDE | VOLUME 17 ISSUE 12 | newcondoguide.com
COMPARE MORTGAGE RATES FOR YOUR BEST DEAL VARIABLE
ATB Financial Alterna Bank Alterna Savings Bank of Montreal (BMO) Bank of Nova Scotia Bridgewater Bank CIBC Mortgages Caisses Desjardins Canadian Western Bank Canadian Western Trust Comtech Credit Union DUCA Financial Services Effort Trust Equitable Bank First Calgary Financial First National Financial FirstOntario Credit Un. HSBC Bank Canada Home Trust Company ICICI Bank Canada Investors Group Trust Laurentian Bank Canada League Svgs & Mortgage Libro Credit Union London Life Manulife Bank Manulife Trust Peace Hills Trust President’s Choice Fin’l Royal Bank of Canada Servus Credit Union Steinbach Credit Union T-D Mortgage Tangerine
2.700 2.600 2.600 3.000 3.100 3.000 3.000 3.200 3.200 2.550 2.450 2.600 3.100 2.500 3.050 3.000 3.000 3.000 2.700 3.000 3.000 3.000 3.000
6 MONTHS
4.000 4.000 4.000 4.000 4.550 4.450 4.400 4.000 4.000 6.200 4.450 4.000 3.950 4.240 4.450 3.950 4.200 4.400 4.000 3.900 4.200 4.450 4.450 4.500 6.190 3.140 4.000 4.000 -
1 YEAR
2.940 2.980 2.980 3.140 3.290 5.100 2.990 3.140 3.140 3.140 2.990 3.090 3.450 3.140 2.890 2.990 3.090 3.600 2.890 3.150 3.140 3.140 3.140 3.150 3.140 3.000 3.000 3.150 3.190 3.140 3.140 2.650 3.090 3.190
2 YEARS
2.890 2.980 2.980 3.040 3.140 4.700 2.940 3.240 3.040 3.040 3.250 3.000 3.600 3.140 2.890 2.590 3.140 3.950 2.890 3.650 3.140 3.140 3.040 3.150 3.140 3.040 3.040 3.500 2.940 3.140 3.040 2.800 3.040 3.240
3 YEARS
2.990 2.980 2.980 3.850 3.440 5.250 3.650 3.750 3.750 3.750 3.290 2.990 3.700 3.950 3.190 2.690 3.290 4.450 2.790 3.640 3.750 3.500 3.100 3.150 3.750 3.040 3.040 3.750 3.590 3.950 3.750 2.900 3.440 3.490
4 YEARS
3.040 2.940 2.940 4.390 3.940 4.240 4.390 4.390 4.390 2.990 3.090 4.600 4.540 3.390 2.890 2.840 4.990 2.940 3.690 4.640 4.390 3.080 3.200 4.640 3.090 3.090 3.850 4.040 4.540 4.240 2.950 3.940 3.690
5 YEARS
3.190 3.190 3.190 4.990 4.790 5.250 4.990 4.890 4.990 4.990 2.900 2.990 4.950 4.940 3.290 3.090 3.190 5.340 2.950 3.890 4.990 4.790 3.190 3.250 4.990 3.090 3.090 3.950 4.440 4.940 4.790 3.100 4.790 3.790
Rates are subject to change without notice.
MORTGAGE OPTIONS You can choose any of these mortgage options which fit into the two basic mortgage types. Lenders may even customize these options to suit your needs. All mortgages are of two basic types:
CONVENTIONAL
OPEN MORTGAGE
Buyer can borrow up to 75 per cent of the purchase price or the value of the property, whichever is less. Buyer has to pay 25 per cent down. A conventional mortgage cannot exceed 75 per cent of the value of the property.
Allows borrowers are to repay all or part of the total amount of their mortgage at any time without penalty. Because of flexibility, this is ideal for borrowers who plan to sell their homes in the near future or who want to switch from a short-term mortgage at high-interest rates to a longer term when mortgage interest rates fall.
INSURED OR HIGH-RATIO Buyer can borrow up to 95 per cent of the purchase price or the value of the property, whichever is less. The down payment can be as low as five per cent.
CLOSED MORTGAGE This usually has the lowest interest rate available but lacks the flexible features of other mortgage options. It’s a good
choice for those who want the security of knowing their monthly payment is fixed for a longer term. Prepayment options are available but they are subject to conditions.
PORTABLE MORTGAGE Offers flexibility if borrowers move. Borrowers can take the mortgage to their new home or can transfer it (usually with the consent of the lender) to the purchaser of their old home. This is an attractive option if the rate on the existing mortgage is lower than current rates.
newcondoguide.com | VOLUME 17 ISSUE 12 | NEW CONDO GUIDE 65
INDEX OF ADVERTISERS
READ MORE ABOUT OUR ADVERTISERS! Alex
Assured Communities
51
Arrive at Redstone
Partners Developments
32
Auburn Walk
Cardel Lifestyles
Avenue
Grosvenor
1, 11-13 47
Avli
Red Management
42
Avira
Jayman Modus
59
Bridgeland Hill
Gablecraft Homes
4
Brooklyn Condominiums
Trico Homes
26-27
Champagne
Remington Development Corp.
2
Copperfield Park III
Brad Remington Homes
68
Creekside Village
Carlisle Group
Canoe
Avi Urban
67
Ebony
Jayman Modus
17
Emerald Sky
Carlisle Group
36-37
The Gates
Remington Development Corp.
14
Groves of Varsity
Statesman
52
The Guardian
Hon Towers ltd.
41
Heartland Townhomes
Excel Homes
29
Hunter House
Streetside Developments
25
36-37
The Post
Avi Urban
57
Kensington
Bucci Developments
34
LIDO
Battistella
40
LiFFT
Vericon
45
Park Point
Qualex Landmark
6
The Rise
Jayman Modus
28 36-37
Riverfront Pointe
Carlisle Group
Cranston Ridge
Cardel Lifestyles
3
Smith
Grosvenor
7
SoBow
M2i Developments
39
Streettowns
Homes by Avi
21
V&V
Providence Developments
49
Veridian
Trico Homes
58
Vivace
Streetside Developments
22
Waterfront Parkside
Anthem Developments
5
Zen
Avalon Master Builder
31
Jayman Group of Companies Avira Ebony Overture
The Rise Trinity
66 NEW CONDO GUIDE | VOLUME 17 ISSUE 12 | newcondoguide.com
PULLOUT INSERT
CONDOS FROM THE
TO THE
Sales Centre: 755 Copperpond Blvd. SE | 403.723.0094 2:00-8:00pm Monday-Thursday |12:00-5:00pm Sat-Sun/Holidays MAP IT!
www.copperfieldpark.com