Calgary Home Guide - 27 Nov., 2015

NOV 27 - DEC 25, 2015 VOLUME 15, ISSUE 12, FREE

Incredible value at $385,900

RAY RILEY ROYAL LePAGE Foothills

403.270.7601 rayriley@shaw.ca | www.rayriley.com For more information on this property, please go to page 34-35

INSIDE THIS ISSUE

2016 HOUSING MARKET OUTLOOK

NEIGHBOURHOOD PROFILE ON KINGSLAND

DOWNSIZING: WHAT TO DO WITH ALL YOUR ‘STUFF’

REAL ESTATE TEAM

david@houseandcastle.com www.houseandcastle.com

Highland Park $679,000

1940 SQ FT, fully finished basement, all the bells and whistles, with vaulted ceilings, ready for immediate possession. MLS#C4036969

Rosedale $699,000

MLS C4038959 You can either live in the cozy bungalow or build your dream home on this 50x120 lot. This 2 bedroom bungalow was being rented for which makes an excellent investment property as well.

The basement is fully developed with another bedroom, bathroom and a rec room. This property comes with blueprints for a 2 storey home. Plan is for a 3350 square foot home with 4.5 baths and 3+1 bedrooms, fully finished basement and a triple detached garage.

David Crick 403.230.2121

david@houseandcastle.com www.houseandcastle.com

Hamptons $410,000

Mount Pleasant $379,900 MLS C4012463 Wonderful new condo. This 2 bedroom unit has 2 full baths. Laminate floors through out. The kitchen has quartz countertops and high gloss cabinets and walk-in pantry. Every unit has it’s own laundry.

This is a top floor unit that is facing south so it has a wonderful view of downtown. Located close to all amenities and within walking distance to SAIT. Frigidaire appliances will be installed.

New Home Warranty is with National Call Amar 403 542 9914 for more information.

This 2 storey condo is located in the wonderful community of the Hamptons. Within walking distance to schools, shopping and public transit. This is a great family home. The kitchen has a lunch counter island, walk-in pantry and glass doors that lead out onto the backyard deck. The living room has a cozy corner fireplace.

Perfect for those cooler nights.

The backyard looks onto a green space. Giving children plenty of room to run and play. The upper floor has 3 bedrooms. The master bedroom includes a 4 piece ensuite. The basement is partially developed. Giving you the opportunity to add your own personal touches. This would make a great starter home or investment property. MLS C4034011

Albert Park $289,900

Penbrooke $200,000

MLSC4038318 New 2nd floor unit available for immediate possession! This never lived in 2 bedroom, 2 bath is a modern open concept living space, having upgrades of granite counter tops in kitchen and stainless steel appliances. the large master bedroom includes a sitting area, walkin closet and a 4pc ensuite.

The kitchen is opened to the dining room and living room. the laundry and storage room are located in the suite, has a good size patio with park and downtown views perfect for entertaining, Easy to show Call Amar 403-542-9914.

MLSC4038903 Great investment property!!

Was renting for $1100 a month. This 2 bedroom townhouse has a fresh coat of paint, and new hot water tank, new roof, new high efficiency furnace, new flooring and new windows in the basement. The kitchen has a lunch counter with double sinks and a broom closet. There is a balcony with a large deck in the backyard and a small deck out front.

Close to all amenities including elementary school, park and city transit.

Abbeydale $115,000

Mountainview $98,500

Lomond $75,000

1216 SQFT modular home featuring 3 bedrooms and 2.5 baths. The kitchen has a sky light and a 3 sided fireplace that is shared with the living room. The master bedroom has a large 5 piece ensuite with a separate shower and a jetted tub. The 10x10 storage shed is included in the sale price. Easy walk to the club house which includes a hottub, sauna, exercise room and social room. The city bus stops at the front gate.

Pride of ownership shows in this home! With hardwood floors and oak cabinets.

This 2 bedroom, 2 bathroom modular home is great value. There are glass doors leading out onto the deck and landscaped backyard which includes 2 storage sheds and a raised vegetable garden or flowerbed space. The master bedroom includes a 4 piece ensuite.and the 2nd bedroom enjoys and Jack and Jill entry. both bathrooms have been totally renovated Pad fees have just been raised to $450 per month. This is the cheapest living in Calgary with total costs of mortgage, pad fees and taxes under $1000 this is in the adult only section of the park 18+

Thats right, only $75,000 for this 900 sq ft home just a half hour east of Vulcan. If you like fishing, there a 3 great fishing locations with in minutes of this location. Comes with a 75x120 foot lot and a single garage. This the perfect get away for a cottage or cash in your city home and get an inexpensive retirement home. There is a K to grade 12 school close by and all the businesses to provide you daily requirements. MLS# C4007508

Defending your interests

JAMIE MACOUN

CHESTERMERE • $1,095,000 Beautiful 3000 sq. ft. 4 Bedroom Lake House, In floor heating in dining area and basement as well as in the over sized 2 car garage. Swim, fish boat or just enjoy the sun. Move in Ready Home for Raising a Family and Entertaining with Friends.

P

IN END

G

120 SUNLAKE GARDENS SE • $395,000

16 SUNMEADOWS ROAD SE • $549,900

2030 Sq. ft. 2 car garage. 4 bedroom unit with two full masters with ensuite. Great for a growing family, or older family wanting the Turnkey Lifestyle. These units sell fast.

A GARDENERS DREAM. A 2500 sq. ft. 4 bedroom, 2 Car Garage. Gem on a quiet street. Beautiful gardens and sitting area with Electric Top Hot Tub.

(403) 510-9530 • #205, 525 28th Street SE • macounrealestate@gmail.com

www.macounrealestate.com

visit RAYRILEY.com LAKE HOMES

LAKE HOMES FOR SALE IN CALGARY

• • • • •

RIDGE HOMES

LUXURY HOMES

RIDGE HOMES WITH SPECTACULAR VIEWS IN CALGARY

LUXURIOUS HOME FOR SALE IN CALGARY

ELBOW PARK

WINDSOR PARK

$1,595,000

$635,000

Renovated 2 storey 2708 Sq Ft 4 bedrooms, 3, 1/2 bathrooms Fully developed basement Half a block to river pathways, parks and the Glencoe Club

PROFESSIONALISM

SERVICE

• • • • •

50 foot R2 lot 4 car garage, heated and insulated 3 bedrooms / 2 bathrooms Fully developed basement South backyard

RESULTS

RAY RILEY.com TELEPHONE: Foothills

403.270.7601

E-MAIL: RAYRILEY@SHAW.CA

Editors' Notes

KINGSLAND

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

TAKE A TOUR ONLINE ypnexthome.ca/kingsland

Neighbourhood facts to help you buy If the number one rule in real estate is “location, location, location,” then making sure your next place is in the right “neighbourhood, neighbourhood, neighbourhood” is where we come in.

At YPNextHome.ca we have taken “neighbourhood” to the next level.

Finding a home is about more than just location, it’s about the micro details of the neighbourhood. To that end, we’ve collected data from across the country, right down to details of who lives there.

We invite you to explore the more than 2,700 neighbourhoods we have on our new website to find out not only who lives there, but what their favourite activities and hobbies are, and even how they commute to work.

Essentially, your neighbourhood is an extension of your home. Get the facts before you decide.

This issue features a neighbourhood that we’ve explored and defined ourselves. It’s a small sample of what’s available online. I invite you to check it out and let us know what you think!

Alberta proves its resilience

WAYNE KARL Senior Editor Yellow Pages NextHome Email: Wayne.Karl@ypnexthome.ca

+ get social 6 YPNEXTHOME.CA

For all the challenges the Alberta economy is facing in the wake of the oil slump, real estate markets in Calgary and Edmonton are outshining their prairie neighbours Regina and Saskatchewan.

According to the latest Royal LePage House Price Survey, home prices in Canada showed moderate to strong year-over-year increases in most markets in the third quarter.

The Calgary housing market continued to weather the energy downturn due to a diversifying economy, with the aggregate price of a home rising 0.8 per cent to $465,374. The median price of a two-storey home increased one per cent on a year-over-year basis to $522,052, while bungalows saw a small drop of 0.4 per cent to $451,937.

Interact with us on social media: ypnexthome

128 RIVIERA CRESCENT $649,000

PRICE REDUCED • 2705 sqft above grade • 4 beds, 2.5 baths • full baths have heated floors • ceiling height kitchen cabinets • 9ft ceilings on main • granite/ quartz counters • upgraded S/S appliances • professional series 60’’ S/S refrigerator/ freezer • double attached garage

ROSE-MARIE LAFOND 403-830-7901 lafondrose@gmail.com 67 RIDGE VIEW PLACE, COCHRANE. $1,250,000

• • • • • • • • • •

3200+ sqft above grade triple car heated garage 10 ft ceilings upgraded DACOR appliances steam shower stunning mountain views covered deck w/ fireplace 1300+ walk-out w/ heated floors wet bar, wine room, gym and more!!!

MLS C4030195

SPRUCE CLIFF INNER CITY CONDOS.

SONIA MOLINA 403-630-8684 smolinamadrid @hotmail.com

SMARTER, BOLDER, FASTER PLUS INTELLIGENT, PLUS AUDACIEUX, PLUS RAPIDE CON INTELIGENCIA, MAS AUDACIA Y CON MAS RAPIDES

MLS®#: C4029530. Considered one of Calgary’s most sought after locations for its access to the Bow River, bike paths, proximity to the downtown corridor, Shaganappi Golf course, LRT and Westbrook Mall • Professional upgraded unit 1442 SF • Gorgeous Kitchen with Granite counters and Maple cabinetry.

• Fabulous lay-out 2 Bedrooms+Den or office In-suite laundry • Walk-out to a galore rounded balcony with views over the ravine and the Golf.

• 2 Full In-suites and walking closets • Heated flooring and mounted fireplace.

PRICE REDUCED • 2582 sqft above grade • 3 beds, 2.5 baths • heated floors in full baths • 9ft ceilings on main • upgraded S/S appliances • 5 burner gas stove • granite counters • double attached garage

15 EVERSTONE $315,000

ONE, TWO OR TWO BEDROOMS + DEN UNITS

MLS®#: C4030496. Own one of the best units in Copperwood’s 9 story concrete building considered one of Calgary’s most sought after locations for its access to the Bow River, bike paths, proximity to the downtown corridor, Shaganappi Golf course, LRT and Westbrook Mall.

• Open Concept LVR, Dining w/ corner mounted fireplace • Fabulous kitchen top of the line appliances.

• In-suite bathroom luxurious bath tub, double shower stall.

• Single secured titled indoor parking

SPRUCE CLIFF INNER CITY CONDOS. HELPING YOU GET YOUR REAL ESTATE GOALS AND DREAMS

124 RIVIERA CRESCENT $625,000

ONE, TWO OR TWO BEDROOMS + DEN UNITS

• • • • •

850 sq ft condo, 18yr+ one bedroom + den open concept in suite laundry beautiful well maintained building • amenities incl. pool, woodworking room, • winemaking room, car wash

advertisers’ index

CAMERON & COMPANY DISCOUNT REALTY LTD. Dory Cameron . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18

PRESIDENT, YELLOW PAGES NEXTHOME

Jacqueline Hill EDITOR-IN-CHIEF/DIRECTOR OF CONTENT

Susan Legge

CENTURY 21 David Crick . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Rose-Marie Lafond . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Sonia Molina. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 MAPLE LEAF REALTY Ken Yeoh. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27

DIRECTOR OF SALES

Moe Lalani NATIONAL SALES MANAGER

Jessica Wilson EDITOR

Wayne Karl Lydia McNutt (on leave) MEDIA CONSULTANT

RE/MAX REAL ESTATE Gary Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 James Cote . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 Jamie Macoun . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Len T. Wong & Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Matt Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Robert Cote . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 ROYAL LEPAGE REAL ESTATE Chris Zaharko . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Ray Riley . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Serhan Tarkan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Back Page MORTGAGE COMPANIES PROLINK Lori Ames . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 RECREATIONAL PROPERTIES & MORE

Anita van Breevoort Phone: 403.461.5518 CONTRIBUTING EDITORS

Elisa Krovblit NATIONAL CIRCULATION MANAGER

John Jenkins SENIOR PRODUCTION MANAGER

Bala Gnanapandithan PRODUCTION MANAGER

Nikki Yarwood GRAPHIC DESIGNER

Mike Terentiev PRODUCTION COORDINATOR

Swinder Jodhka PRINTING

Transcontinental, LGM - Coronet FOR ADVERTISING INQUIRIES PLEASE CALL 403.461.5518

PEMBERTON HOMES Nancy Vieira . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30

Home Guide is published by Yellow Pages Homes Limited, located at 2891 Sunridge Way NE, Calgary, AB T1Y 7K7. Home Guide is distributed throughout Calgary at free pick-up locations. This magazine carefully inspects all ads for accuracy, however, the publisher and the printer shall not be responsible for any mistakes, design errors or incorrect information which is provided by the advertiser or their representative. The advertising herein, including the photographs and all artwork, is the property of Home Guide and not that of the advertiser.

The advertiser has purchased the right of reproduction in Home Guide magazine only and does not have the right to reproduce the ad in whole or in part in any other place or publication without the consent of the publisher.

The entire contents of this publication are protected by copyright and are intended for the sole use of the public.

The views expressed by the columnists in this publication are not necessarily those of the publication.

8 YPNEXTHOME.CA

a

zone

STONEY TR

CommUniTieS & mlS nUmBerS

STONEY TR

CROWCHILD TR

DEERFOOT TR

TRANS CANADA HI

Greenwood Greenbiar

16 AV Pt. McKay

PRO LINK MORTGAGE

Need a mortgage?

Call (403) 863-1293 Today!

Five Year Fixed Rate

2.69%

email: loriames@gmail.com

Arbour Lake ............................... 443 Banff Trail ................................... 415 Beddington ................................ 508 Bowness ..................................... 478 Brentwood ................................. 420 Briar Hill ...................................... 408 Bridgeland .................................. 400 Cambrian Heights .................... 496 Capitol Hill ................................. 414 Charleswood ............................. 419 Citadel......................................... 475 Collingwood .............................. 418 Country Hills.............................. 516 Country Hills Village ................ 521 Coventry Hills ............................ 520 Crescent Heights ...................... 404 Dalhousie ................................... 422 Edgemont .................................. 461 Evanston ..................................... 519 Greenview .................................. 503 Greenwood Greenbiar ............ 479 Hamptons .................................. 471 Hanson Ranch........................... 517 Harvest Hills ............................... 514 Hawkwood ................................ 451 Hidden Valley ............................ 518 Highland Park ............................ 498 Highwood .................................. 499 Hillhurst ...................................... 407 Huntington Hills........................ 505 Kincora ....................................... 524 Lynx Ridge.................................. 488 Macewan Glen .......................... 512

Montgomery.............................. 476 Mount Pleasant ......................... 494 Mountview ................................. 490 Nolan Hill ................................... 474 North Haven .............................. 500 North Haven Upper ................. 501 Panorama Hills .......................... 515 Parkdale ...................................... 411 Point Mckay ............................... 412 Ranchlands ................................ 441 Ranchlands Estates .................. 442 Regal Terrace/Renfrew............ 402 Rocky Ridge............................... 484 Rosedale ..................................... 406 Rosemont .................................. 495 Royal Oak ................................... 486 Sandstone .................................. 510 Sage Hill...................................... 526 Scenic Acres .............................. 432 Sherwood................................... 477 Silver Springs ............................. 430 St. Andrews Heights ................. 413 Stoney Industrial ....................... 525 Sunnyside ................................... 405 Thorncliffe ................................. 502 Tuscany....................................... 482 Tuxedo ........................................ 492 University Heights .................... 416 Valley Ridge ............................... 480 Varsity Acres .............................. 426 Varsity Estates ........................... 428 Varsity Village ............................ 424 West Hillhurst ............................ 410 NOV 27 - DEC 25, 2015 | HOME GUIDE 9

contents NOV 27 - DEC 25, 2015 | VOLUME 15 ISSUE 12

34

ON THE COVER

Feature Property

Maintenance-free home is an exceptional buy presented by Ray Riley, Royal LePage Foothills

+ online NEIGHBOURHOOD

HOME SEARCH

MORE +PHOTOS +VIDEOS +ADVICE +INSPIRATION +TRENDING

WITH

DYNAMIC MAPS

10 YPNEXTHOME.CA

LOOK FOR THE CIRCLE

in this issue

6

Editors’ Note

17

Feature Property

Renovated Elbow Park home presents modern design presented by Ray Riley, Royal LePage

22 Design Advice

What to do with the “stuff”?

25 Trending

Calgarians divided over arena plans

28 Trending

2016 housing market outlook

28

39

22

37

maps & extras

17 34 Feature Property

Maintenance-free home is an exceptional buy presented by Ray Riley, Royal LePage

37

Neighbourhood Profile

Kingsland, warm, inviting and on the rise

39

9,

16, 26 & 32 Calgary maps, communities and MLS numbers

29

Recreational properties

36

Out-of-town regional map

38

Homebuyers’ Help Mortgage Rates

Market Analysis

Overall benchmark prices fall for fourth month

for advertising information call 403.461.5518 next deadline: December 11, 2015

NOV 27 - DEC 25, 2015 | HOME GUIDE 11

Zaharko

the name synonymous w

The Montana - Premier penthouse office condo • 6,000 square feet • Unobstructed 360 degree views • 14 offices, 10 underground parking stalls

$3,890,000

Chris Zaharko |

Associate #1 Individual Agent at Royal LePage Foothills 2008

us with real estate 821 Riverdale Ave SW • • • •

over 4600 sq ft of development 5 bedrooms throughout completely renovated corner lot

$1,975,000

67 Mystic Ridge Way (Brand New) • 3800 sq ft • Corner lot • 5 beds, 5 baths

• $1,699,000

Kelvin Grove (Brand New) • • • •

Completely renovated 3000 SF 4 beds up Hardwood throughout both levels Triple oversized garage

$1,599,000

P: F:

403.249.4322 403.252.2653

E: W:

czaharko@rlfoothills.com www.zaharko.com

Zaharko

the name synonymous w

26 Autumn Garden SE • Beach access • 3 bed 2.5 bath • Gourmet kitchen

$587,500

188 Everoak Circle SW • • • •

2211 sq ft 4 bed 2.5 bath Immaculate!

Walk to Fish Creek Park!

$569,900

10728 Mapleglen Cres SE

$509,900

176 Kinniburgh Circle, Chestermere

• 4 bed 3 full baths 2 half baths • 2745 sq ft developed • pie shaped lot • triple garage

Chris Zaharko |

$609,900 • 4 bed 3 full baths 2 half baths • 2745 sq ft developed • pie shaped lot • triple garage

Associate #1 Individual Agent at Royal LePage Foothills 2008

us with real estate #2, 2410 29 St SW • • • •

2 bed 2 bath 1165 sq ft Full developed basement Low condo fees

$549,900

#210 804 18 Ave SW

$284,900

208 830 Centre Ave.

• 1 bed 1 bath • Fantastic city views • Unique historic building

#104 635 4 Ave NE

$250,000

• 505 sq ft • Studio unit • Underground parking • Low condo fees

#306 2204 1A St SW

• 2 bed 1 bath • In-suite laundry • 2 underground parking stalls!

P: F:

403.249.4322 403.252.2653

E: W:

$239,900

czaharko@rlfoothills.com www.zaharko.com

$374,900 (PENTHOUSE) • 2 bed 1 bath • In-suite laundry • 2 underground parking stalls!

b

zone

DEERFOOT TR

CommUniTieS & mlS nUmBerS

STONEY TR

Monterey Park

16 AV Abbeydale

Applewood

PRO LINK MORTGAGE

Need a mortgage?

Call (403) 863-1293 Today! email: loriames@gmail.com My experience and service will work for you.

16 YPNEXTHOME.CA

Abbeydale .................................. 664 Albert Park.................................. 730 Applewood ................................ 768 Calgary International Airport . 624 Castleridge ................................. 676 Castleridge Estates ................... 678 Coral Springs ............................. 688 Deerfoot/Skyline Ind Park ...... 615 Dover .......................................... 738 Dover Glen................................. 736 Eastfield ...................................... 748 Erin Woods ................................ 740 Falconridge ................................ 680 Fonda .......................................... 726 Forest Heights ........................... 762 Forest Lawn ............................... 764 Franklin/Meridian Ind Park...... 630 Horizon Industrial Park............ 640 Jacksonport............................... 690 Marlborough.............................. 660 Marlborough Park .................... 662 Martindale .................................. 682

Mayland Heights ....................... 600 Mayland Heights East .............. 604 McCall/Airways Ind Park ......... 610 Monterey Park ........................... 670 Penbrooke ................................. 766 Pineridge .................................... 668 Radisson Heights ...................... 728 Red Carpet/Mountview Mhp . 770 Rundle......................................... 666 Saddle Ridge .............................. 645 Southview .................................. 732 Saddle Ridge Ind ....................... 625 Stoney Industrial/Westwinds . 625 Skyview Ranch ......................... 692 Stone Gate Landing ................. 691 Sunridge Industrial Park .......... 635 Taradale ...................................... 684 Temple ........................................ 674 Valleyfield ................................... 744 Vista Heights.............................. 605 West Dover ................................ 734 Whitehorn .................................. 672

Feature Property

Renovated Elbow Park home presents modern design

By Heather Ryan

THIS ATTRACTIVE, recently renovated

home located just two doors down from the Glencoe Club presents a stylish modern design and exceptional character.

“This is a fabulous home that offers a great location in Elbow Park and it’s half a block to river pathways and parks,” says luxury home realtor Ray Riley of Royal LePage Foothills, noting the Elbow Park is a well-established southwest community close to a wide range of amenities. “You’re also just minutes to downtown and schools.”

“One of the most important features in this home is the basement is waterproofed with a triple safe warranty giving the new owners peace of mind,” he says.

This 2,708-sq.-ft. home, not including the fully developed

lower level, has four bedrooms, 3.5 bathrooms and a double-car detached garage off a paved lane.

The interior features an open concept main floor with a wall of windows that open to a west front patio. The living room is flanked by windows and double glass doors that open onto a patio offering a private place for entertaining.

The white chef’s kitchen is highlighted by an expansive granitetopped central island with eating bar, cabinets that rise to the ceiling, granite counters, walk-in pantry, stainless steel appliances including a stunning drop-down stainless steel hood and a glass tile.

French glass doors lead to a sunken family room, while adjacent to the living room is a large dining area.

There is also a formal dining area, a convenient half-bath and a large mud room with built-ins on the main level.

Upstairs, the inviting master bedroom features a spacious sitting area, a wall of cabinets and a luxurious ensuite with his and her sinks, deep soaker free-standing tub and walk-in shower. There are also two secondary bedrooms and a full bathroom with a skylight upstairs.

The lower level has a large rec room, huge bedroom, bathroom and a laundry room.

To learn more about this renovated home in Elbow Park or to book an appointment, contact Ray Riley, Royal LePage Foothills, 403.270.7601 or visit rayriley.com

NOV 27 - DEC 25, 2015 | HOME GUIDE 21

Beautifully Staged...

I Recently Staged and SOLD… 62 Copperpond Common SE 179 Havehurst Crescent SW 43 Sage Hill Common SW 148 Auburn Bay Blvd SE 485 Huntley Way NE 491 Panatella Square NW 1106—22 Ave NW 91 Royal Crest Way NW 124 Oakcliffe Pl SW

84 Copperpond Parade SE 109 Cove Court 6900 Hunterview Dr NW 10 Glen Eagles Close 623 – 23 Avenue NE 12 Mt Selkirk Cl SE 812—2 Street NE 5104 Brockington Rd NW 4304—70 Panamount Dr NW

172 MacEwan Ridge Close NW 23 Sage Hill Common NW 1807 Canberra Rd NW 201—27 Ave NW 1313—60 Panatella St NW 108 Templemont Circle NE 958 Reunion Gateway 204 Coventry Rd NE

Each listing tastefully staged to show its very best Always professionally marketed on MLS® Listing commissions from 1%.

www.Cameron-Realty.ca

(Nicely Sold)

Award Winning Realtor® Certified Professional Stager 15 Years Solid Residential Experience

Dory Cameron DoryC@creb.com

Broker, FRI, CCS, CSP Direct 403-807-7193

“Dory sold my house when my last realtor couldn’t.

She staged it and it sold slightly under the listed price in just 14 days!”

C. Spina, Citadel

Len T. Wong Broker

Laura o’ConneLL Associate/Partner

Strathmore

Luxury Condo in Strathmore!

$166,500

Welcome to Savana! Luxury 1 bedroom condo in Strathmore. First time buyers or investors!

Great condition, shows well. Bright entrance with insuite laundry and closet. Bright, open kitchen with raised eating bar and light maple cabinets with granite counters. Large living room with corner fireplace and patio doors to balcony.

A large master suite with 4 piece ensuite and closet. Call to view today! MLS#C4020436

Country hiLLS viLLage

oakridge

great LoCation!

$209,900

2 storey condo townhouse with 2 bedrooms backing onto greenspace. Great location! Close to walking paths and Glenmore Reservoir. Large living room with wood burning fireplace and patio doors to large deck. Updated kitchen with stainless steel stove and fridge. 2 spacious bedrooms upstairs and 4 piece bathroom big enough for a washer and dryer. Walking distances to schools and all amenities. Great first time buy or investment property. MLS#C4036440

Showhome Condition!

$349,900

CoChrane-SunSet ridge

LuxStone-airdrie

airdrie Living

$214,900

2 bedroom, 2 bath with a den on this second floor 812 sq ft condo. Open concept kitchen with dark grey solid wood kitchen cabinets with soft closing doors and stainless steel appliances. Spacious living room with views of green space and quiet part of the building, patio door leads out to deck area. Large master bedroom with walk thru closet leading to 3 piece bathroom with soaker tub and granite countertops. 2nd bedroom on opposite side and another 3 piece bathroom with stacked washer and dryer. 1 heated underground titled parking spot. Well maintained Unit, like brand new inside. MLS#C4036163

Brand new!

$349,900

great LoCation!

$314,900 $229,900

Quiet Street!

$396,000

great 1St time Buy or inveStment!

$246,900

Stunning viewS!

$449,900

SpaCiouS unit!

$344,900

24 YPNEXTHOME.CA

Executive 2 bedroom and 2 bathroom 2nd floor floor apartment condo with city views and large deck in showhome condition. Original owners. Concrete building with heated underground parking stall and large storage locker. Very bright and open plan with lots of windows. Bright, sunny kitchen with breakfast eating bar open to large dining area and huge great room with gas fireplace. fireplace. French door leading out to large deck with city views. Large master bedroom with 3pc ensuite and separate walk in closet. Good sized 2nd bedroom and 4pc main bath. Insuite laundry. Newer carpets throughout. Pride of ownership shown throughout. Ideal for the professional couple or mature couple. 1 underground, heated parking stall and large storage locker. Quiet building and location. Exceptional value! MLS#C4038410

Canyon meadowS

Signature parke

Spacious sunny unit with soaring vaulted ceilings. White kitchen with breakfast eating bar. Open to dining room and living room with gas fireplace. East facing larger deck off the living room. Large master bedroom with 4 piece ensuite and walk in closet and west facing deck.

Single attached garage, This unit is a 5 minute walk to Sunterra Market and C train. Great unit with tons of potential. MLS#C4037021

Two storey home on a quiet street. Sunny front porch, spacious and bright living room. Functional kitchen with raised island, maple cabinets and corner pantry.

Large family dining space and access to back deck.

Upper level includes a master bedroom with a three piece ensuite, two good size bedrooms and a four piece main bath. A fully finished finished basement with one bedroom, four piece bathroom and family room. Back lane access to a large backyard. Close to amenities and public transportation. MLS#C4038573

prominenCe patterSon

CopperfieLd

2 bedroom condo with 1 titled parking stall.

Bright and open plan with hardwood floors.

Maple kitchen with granite countertops and black appliances. Spacious living room with corner gas fireplace and patio doors leading out to private patio. Master bedroom with 4 piece ensuite. 2nd bedroom and 4 piece bath. Insuite laundry. Close to all amenities. Easy access to Stoney Trail, Deerfoot and 52 St. Great first time buy or investment. MLS#C4038791

Brand new Landmark attached Brookside III 2 storey with mountain views and single attached garage . Energy efficient efficient with dual pane windows and high efficiency efficiency furnace. 3 bedrooms and 3 bathrooms. Bright and open plan. Lots of natural light. Gourmet kitchen with granite countertops and stainless steel appliances open to eating area and large great room. 2 piece powder room. Laminate flooring flooring on main floor. floor. Staircase leading upstairs to master bedroom with 3 piece ensuite and walk in closet. 2 other good sized bedrooms and 4 piece bath. 2nd floor floor laundry room.

Basement is ready for development. Builder’s 5 year warranty and 10 year Alberta New Home Warranty. MLS#C4039287

SaddLeridge

Connaught

This beautiful one bedroom, one bathroom downtown condo boasts 540sqf. It is perfectly located to restaurants, cafes and shopping. The stylish kitchen boasts granite countertops, stainless steel appliances (fridge, stove, dishwasher and microwave) with an eating bar. The bright living room is open to large sliding doors to your outdoor patio. The bedroom is very spacious with a large custom closet. The gorgeous bathroom boasts a deep soaker tub and vanity. The outdoor parking stall is assigned and there is ample street parking for your guests. MLS#C4035556

Beautiful 2 storey with fully developed basement and single detached garage in showhome condition. Very bright and open plan. 2 bedrooms and 4 bathrooms. Large living room with gas firepl fireplace built ins off main entrance. Bright, sunny kitchen with breakfast eating bar open to large eating area. 2 piece powder room. Staircase leading upstairs to large master bedroom with 4 piece ensuite with large soaker tub and huge walk in closet. Good sized 2nd bedroom and 4 piece main bath. Basement was professionally done in 2014 with permits. Large family room, bar, storage room, 2 piece bath and laundry room. Large windows in basement. Pride of ownership shown throughout. French door leading out to deck and yard with single detached garage. Walking distance to schools and amenities and easy access to Deerfoot. Ideal for the professional or young family. Exceptional value! MLS#C4037286

fuLLy renovated!

$478,800

Fully Renovated 4 level split 1803 Total sq.ft well maintained and cared for home in Canyon Meadows. New Carpet, tiles, hardwood, paint throughout. Updated White Kitchen cabinets with Granite countertops and Stainless steel appliances. Main floor floor has Living room, formal dining room and nook area. Upstairs has large master bedroom with updated 2 piece bathroom, 2 other good sized rooms and updated 4 piece bathroom. 3rd level with Family room and Tiled Surround Fireplace, an additional bedroom and 3 piece bathroom with tiled stand up shower. 4th level has Recreation Room, Laundry and furnace room. Very well maintained, lots of upgrades throughout the years. Pear and Apple trees in the fully fenced, landscaped yard. One Block away from Canyon Meadows LRT. MLS#C4039195

DISCOVER THE ADVANTAGE

m ly of d e

Brand new Landmark home!

$497,900

d

exeCutive downtown Condo!

$579,900

y. .

10

Stunning BungaLow!

$679,900

Executive air conditioned 2 bedroom and 2 bathroom condo in the SE corner of Tower I at Waterfront on the 10th floor. Views of city skyline and Centre Street bridge and river. Gourmet kitchen with large island with quartz countertops and premium concealed appliances behind custom mil work open to separate eating area and large great room with gas fireplace. Very bright and open plan. Full length windows throughout. Large balcony with gasline for BBQ. Large master bedroom with 4pc ensuite with large soaker tub and separate shower. His and hers closets. 2nd bedroom is ideal for den with a cheater ensuite. Insuite laundry. 1 underground parking stall and storage locker. Located between Calgary’s downtown core and Prince’s Island Park. Fully equipped fitness centre, yoga studio, indoor whirlpool and steam rooms, private movie theater and executive concierge. Ideal for the professional. Exceptional value. MLS#C4037580

extenSiveLy updated home!

$599,850

Extensively Updated 2 storey attached home w/recently developed bsmnt & double dtchd grge.Located in the heart of Tuxedo.Very bright & open plan.Recently painted throughout,new lights,new hardwd floors throughout main flr.Formal Living & dining rm.Updated kitchen with w quartz counter tops & s/s appliances open to family rm w/ gas insert fp.Built in pantry,2 pc powder rm & mudrm w/ built-ins.

Staircase leading upstairs to lrg master bedrm w/ newly renovated 5 pc ensuite w/ stand alone soaker tub and over sized shower & huge separate w/i closet.2 other good sized bedrms w an updated 4 pc bathrm.Recently developed bsemnt w lrg recreation rm,4 pc bathrm, lrg bedrm w/ w/i closet & storage laundry area.Lrg south bckyrd w/interlocking patio & double dtchd garage.Home built w/sound reducing brick common wall.Pride of ownership shown throughout.Quiet location, walking distance to amenities.

Minutes to downtown,easy access to deerfoot!Exceptional Value! MLS#C4037245

Showhome Condition!

$679,900

Quiet LoCation, eaSy aCCeSS!

$618,900

Executive custom built 2 storey attached home with double detached garage in showhome condition. 3 bedrooms and 3 baths. Very bright and open plan with 9ft ceilings on main floor. Hardwood floors throughout main floor. Gourmet maple kitchen with large centre island with breakfast eating bar, granite, designer tiled backsplash and s/s appliances open to large dining area and 3 sided fireplace separating large great room.

Built in speakers throughout. 2pc powder room. Gorgeous staircase leading upstairs with skylight to large master bedroom with 5pc ensuite with jetted tub, oversized shower, skylight and separate walk in closet. 2 other good sized bedrooms and 4pc main bath. 2nd floor laundry room. Basement ready for development with 9ft ceilings and bathroom rough in. Large deck with south backyard and double detached garage. Quiet location. Walking distance to schools, amenities and transportation. Ideal for professional or young family. Pride of ownership shown throughout. Exceptional value! MLS#C4033520

riChmond park/knoB hiLL

minuteS to downtown!

$699,900

roCky ridge ranCh

Executive custom built 2 storey with fully developed basement and double attached garage in showhome condition. Total of 5 bdrms, main flr den and 4 baths. This home has been updated over the years. Formal living and dining rm. Laminate flrs thru out main flr and ceramic tiles. Updated kitchen with centre island and breakfast eating bar, granite, designer tiled backsplash and upgraded black appliances open to eating area and large family rm with gas fireplace. French dr leading out from kitchen to a secluded deck with west backyard, shed and RV parking. Main flr den and mud rm with laundry hook up. Gorgeous spiral staircase leading upstairs to large master bdrm with 4pc ensuite with slate flrs, jetted tub, o/s shower and walk in closet. 3 other good sized bdrms and 4pc main bath. Professionally developed basement with rec rm, bdrm, 4pc bath, workout rm, 2nd kitchen/wet bar, ideal for in law suite with cork flring. Quiet location.

Walking distance to park and amenities. Easy access. MLS#C4031709

Beautiful air conditioned bungalow with extensive upgrades throughout. Fully developed basement and double detached garage. Very bright and open plan. 4 bedrooms and 3 baths.

Formal dining room with vaulted ceilings. Gleaming hardwood floors. Gourmet kitchen with dark stained cabinets, centre island with breakfast eating bar, granite countertops and stainless steel appliances including gas stove and built in oven open to large eating area and great room with gas fireplace. French door off eating area to deck and backyard. Large master bedroom with newly updated 5 piece ensuite with soaker tub and shower. 1 other good sized bedroom on the main floor with newly updated 3 piece bath with glass shower. Developed lower level with large rec room with gas fireplace and built ins, 2 bedrooms and 3 piece bath. Landscaped yard. Backs onto treed area. Easy access and close to all amenities. MLS#C4034497

mount pLeaSant

tuxedo

h,

t ate er nal

Brand new Clearbrook 3 Landmark 2 storey with solar panels. Super energy efficient with triple pane windows and high efficiency furnace.3 bedrooms, 3 baths and bonus room. Gourmet kitchen with s/s appliances and granite countertops open to eating area and family room with gas fireplace. French door off eating area to backyard. Hardwood floors throughout main floor. Upstairs has large master bedroom with 5 piece ensuite with free standing tub, separate shower and walk in closet. 2 other good sized bedrooms and 4pc main bath. Spacious bonus room. Second floor laundry room. Basement is ready for development with roughed in 3pc bath. 10 year New Home Warranty and Landmark Service Programs. Great family home. Exceptional value. MLS#C4033533

downtown

ws nd

ck

diSCovery ridge

CoChrane-SunSet ridge

as

Executive custom built,air conditioned 2 storey attached home w/ fully developed bsmnt & double dtchd grge in show home condition.Total of 4 bedrms, main flr den & 4 bathrms.Very bright & open plan. Contemporary feel throughout.Bright sunny kitchen w center island & breakfast eating bar w granite counter tops & s/s appliances open to lrg dining area & huge great rm with gas fp w lots of built-ins.Main flr den,2 pc powder rm.French drs leading out from kitchen area to lrg deck & pond w/ south backyard,very low maintenance yard.

Staircase leading upstairs to lrg master bedrm with his & hers closets,5 pc ensuite w/ sky light, lrg soaker tub with seperate shower & large w/i closet.2 other good sized bedrms w 4 pc bathrm & second flr laundry rm. Developed bsemnt w lrg family rm, bedrm, storage workshop rm & 3 pc bathrm. Radiant in flr heat in the bsmnt. Pride of ownership shown throughout.Quiet location,walking distance to Marda Loop.Minutes to downtown.Ideal for professional or young family.Exceptional value! MLS#C4021733

highLand park

Brand new!

$709,900

Brand new executive custom built 2 storey attached home w/ fully developed bsmt. 9ft ceilings on main flr & bsmt. Total of 4 bdrms & 4 baths. Gourmet kitchen w/ centre island w/ breakfast eating bar, quartz counters, designer tiled backsplash & s/s appl open to large living rm & great rm w/ gas fp & built ins.

2pc powder rm. Gorgeous staircase leading upstairs w/ 2 skylights to large master bdrm w/ 5pc spa ensuite w/ large soaker tub, separate steam shower, skylight & large walk in closet. 2 other good sized bdrms 4pc bath. 2nd flr laundry rm w/ sink & built ins. Prof developed bsmt w/ large family rm w/ wet bar, large bdrm with walk in closet & 4pc bath. Solid core drs thru out. Low E windows. Solid drs. Roughed in for A/C, security & vacuum system. Fully landscaped west bkyd. Oversized, insulated & drywalled double detached garage with 8 ft garage dr. Quiet location. Walking distance to schools, amenities & transportation. 1yr builders warranty & 5yr Progressive Warranty. MLS#C4032755

ite

er

ped

Let Len and Laura and their team put their extensive experience with the Calgary real estate market to work for you.

Advice | DESIGN ADVICE

What to do with the “stuff”?

By Laura Le

SELLING THE FAMILY HOME CAN BE A VERY EMOTIONAL VENTURE for everyone – even when the children or grandchildren are all grown up. I recently went through this experience when my mother decided to move from her home into a nearby condo.

The trick is to keep family members from creating problems by just relocating the “stuff.” One adult child wanted an entire double garage full of woodworking tools – he had to “borrow” a friend’s garage to store it – and another who is much more practical, left it, knowing he has nowhere to store it. Also, a husband who loves stuff (and I am not brave 26 YPNEXTHOME.CA

enough to go look in our little singlecar garage to see exactly what he has hoarded away). I have a sister who is extremely sentimental about everything and has a hard time parting with anything. I am not sentimental about much, so it was not hard for me – except watching all of them hauling bin after bin to their respective vehicles.

The process began slowly after our mother’s decision to move from her home. She decided to rent rather than purchase, but wished to remain in her current neighbourhood.

Luckily, a new development was built, and so, for the first time ever, she moved into a brand new place – and

she seems very happy there.

Because she was able to move into the condo first, she was able to move pieces to determine whether they fit into the new space, without the pressure of having to move out of the existing house and into the new condo. We thought it was better to empty the family property before putting it on the real estate market, because she had many large, antique pieces or furniture that was too specific a style, not ideal for selling.

Also, rooms were repurposed to fit this large furniture; the actual dining room became part of the living room, and the family room became the

dining room so the large dining room furniture could fit. We wanted to optimize the space.

When it came time to move to the condo, she realized the larger pieces were not going to fit – nor were all the collectables she had accumulated over the years, including a crazy amount of Christmas stuff. I admit, she did her best to cram as much into the condo as she could!

Antiques are currently not in vogue with the general public, so we had to come up with some ideas on how to find new homes for the large pieces. We thought of sending them to auction, but they don’t do very well

there and the cost of moving them there – and perhaps back if they did not sell – was prohibitive. We then considered online, but our mother was living alone so this was nixed right away – having someone there with her every time would have been impossible.

As a professional stager, I have recommended Brian Lehman Estate Sale Pros to several sellers that have had a lot of great stuff to liquidate before the property could go on the market. On two occasions, the sellers had the Lehmans do the sale and the property sold during the sale.

We had the sale in October, and NOV 27 - DEC 25, 2015 | HOME GUIDE 27

were successful in sending most of her excess stuff to new homes.

I am not going to lie and tell you this was an easy experience. My friends and family worked very, very hard to prepare for this event – as did the Lehman staff members that were helping us. They researched and priced everything, and had professional appraisals done on coins and art. The owner, Brian, himself, is a charismatic wealth of knowledge.

The staff were extremely friendly and made an emotional, exhausting experience almost fun. Almost.

They do not take a percentage but work on an hourly rate, so depending on the amount of stuff for sale, some people make a lot of money and some don’t. They are

very forthcoming about what they think about your stuff, and generally do not take on a job if they do not think the seller will be successful. I had one property seller recently who had a small amount of stuff, but few family members to assist him, so they took him on and had a one-day sale. He did not make money, but his possessions were dealt with and his property actually sold at the sale. He is a very happy man.

My mother’s sale was a three-day event. There was a lineup of about 30 people the first morning, two hours before the sale started. If there is a lot of stuff, Brian’s team takes photos and descriptions, and then sends out a PDF of the merchandise to their 10,000-plus email subscribers. He

will also include a description of the property if it is for sale. The benefit to this kind of sale is the people that come to shop know it is not a garage sale and are prepared to pay for the item they want to purchase.

After the sale was over, Brian arranged for a charity to pick up the remaining few items, the house was cleaned and staged so it was ready for the real estate market.

The preparation of selling is a difficult process. There are many professionals out there who offer assistance, and all you have to do is give yourself up to whatever the process is whether it is hiring a professional organizer or a stager or a company like Brian Lehman Estate Sale Pros.

Laura Le has owned Creative Enhancement Inc. for 11 years. Laura completed courses with Accredited Staging Professionals (ASP), Canadian Staging Professionals (CSP) and Canadian ReDesign Association (CRDA). Creative Enhancement has been a member of the BBB since 2005. Call 403.807.8591 or email laurale@shaw.ca and visit creativeenhancement.ca 28 YPNEXTHOME.CA

Trending

Calgarians divided over arena plans

JAMES COTE 703-0455 Certified Condominium Specialist 3rd Generation Calgary Realtor

To view these properties go to: www.jamescote.com HOUSE OF REAL ESTATE

CITADEL

By Gene Kosowan

IMMACULATE CONDITION! FULLY DEVELOPED!

$359,900 CALGARIANS CONTINUE TO MULL OVER THE BENEFITS

and costs surrounding the possibility of a new arena, fieldhouse and redevelopment of West Village adjacent to the complex.

The $950-million project dubbed CalgaryNEXT, introduced in August by Ken King, CEO of the Calgary Sports and Entertainment Group – which owns the NHL Flames and the CFL Stampeders – has been front-page news across the city.

Even after making public that the city was considering a bid on the 2026 Winter Olympics, an event that would likely require a new rink, Mayor Naheen Nenshi seemed quizzical about the benefits of such facilities for Calgary. He cites a “stack of academic reports” that claim there is never an economic benefit out of these sorts of investments.

Calgarians appear split on the notion of replacing the Saddledome with a new venue. In a recent survey, almost half of the respondents were against the city and the sports ownership group each chipping in $200 million to the project. City councillors argue that citizens aren’t thrilled with taxpayers’ dollars going into sports infrastructure, while other elected officials say the proposal is necessary to spark downtown activity.

According to the CalgaryNEXT financial plan, additional money would come from a $240-million Community Revitalization Levy which would be paid back in taxes affecting residents and businesses in West Village, which would also receive a makeover.

Remaining funds would come via $250 user fee and ticket tax charged to patrons of the new sports facilities.

“It is premature to comment on how this will affect taxpayers,” says King. “Our proposed funding model was developed to work in conjunction with existing city plans of building out the West Village and the construction of a fieldhouse for the city. We’re bringing $450 million in funding to the table in order to help move this development forward.

“Our goal is to continue to build on the legacy of this great city we all live in.”

Gene Kosowan is a freelance writer specializing in real estate in Alberta

Immaculate Condition! Fully Developed! Quiet Location! This fantastic 3 Bedroom Townhouse is in pristine condition, has modern upgrades and boasts over 1580 sq ft of developed living space! Very functional floor plan that has excellent flow and offers a complete use of space. Features of this home include: Dark Hardwood Floors - Living Room with feature Fireplace - Renovated Kitchen with Granite Counters, Stainless Steel Appliances (double oven, high end dishwasher, upper fridge-lower freezer), Glass Tile Backsplash and Breakfast Bar - Dining Room - Main Level 2 pce Bathroom - Large Master Bedroom with 4 pce. Ensuite Bathroom - 2 additional Upper Level Bedrooms - Upper Level 4 pce Bathroom - Lower Level Recreation Room - Finished In-Suite Laundry Room with Sink - In-Suite Storage - Fenced Back Yard - Attached Insulated & Drywalled Garage with room for additional storage. Close to schools, parks, playgrounds, and only minutes to major roads. This beautiful home is “Move-In Ready”! Book a showing today!

ROCKY RIDGE RANCH QUIET LOCATION & LOW CONDO FEES!!

$339,000 Welcome to Rocky Ridge Court! Quiet Location! Low Condo Fees! This fantastic 3 Bedroom Townhouse is very bright and spacious and boasts over 1400 sq.ft. of developed space! Features of this condo include: Huge Living Room - Kitchen with Breakfast Nook and Centre Island - Huge Master Bedroom with his & her closets and Panoramic Mountain Views - 2 additional Upper Level Bedrooms - Lower Level Recreation Room - Front Attached Insulated Single Garage - In-Suite Laundry - In-Suite Storage - Sunny South facing Back Deck that backs onto Green Area - BBQ Included. Brand New Roof March 2015. Healthy Reserve Fund.

Vacant for Immediate Possession. Located in the desirable community of Rocky Ridge, it’s close to schools, transportation, LRT, shopping, cycling pathways and the Rocky Ridge Ranch with its club house, tennis courts, paddle boats & toddler water park. Easy access to Crowchild Trail leading downtown or out of town. *Note* upon a firm sale, the sellers are offering $2,500 towards replacement of the carpets.

MARLBOROUGH RENOVATED & HUGE LOT!!

$319,800 Newly Renovated!! Huge Lot!! With over 1150 total sq.ft. this beautifully renovated 3 bedroom semi-detached bungalow is located on a quiet street in the well-established community of Marlborough. The main level of this home features a Living Room, Dining Room, Kitchen, Master Bedroom, Second Bedroom and 4 piece Bathroom...all newly renovated! The basement features a large Recreation Room, Third Bedroom, Laundry Area and tons of storage. Situated on a huge pie shaped lot that includes a Firepit, RV Parking, a big Storage Shed and an amazing New Garage. The Double Detached Garage is Over-Sized (27 X 23.5) has a 10 ft. ceiling and is wired with 220! The entire property backs onto a large Park & School Field! St. Mark School is less than a half block away and it’s only minutes from Bob Edwards Junior High. Walking distance to the Marlborough LRT Station and close to shopping, transportation, playgrounds and major routes such as 36 St, Memorial Drive and 16 Ave/Highway 1. Don’t let this one pass you by!

NOV 27 - DEC 25, 2015 | HOME GUIDE 25

TRANS CANADA HI

c

Crestmont

zone

SARCEE TR

Upper Scarboro

CommUniTieS & mlS nUmBerS

West End

Erlton Mission

GLENMORE TR

Roxboro Parkhill / Stanley Park Garrison Green

Altadore/River Park .................. 019 Aspen Woods ........................... 073 Bankview .................................... 015 Bayview ..................................... 129 Bel Aire........................................ 110 Braeside ...................................... 135 Bridlewood ................................ 161 Britannia ..................................... 105 Canyon Meadows .................... 125 Canyon Meadows Estates ...... 127 Cedarbrae .................................. 145 Cfb Currie .................................. 020 Chinook Park ............................. 117 Christie Park ............................. 052 Cliff Bungalow .......................... 004 Coach Hill .................................. 049 Connaught ................................. 003 Cougar Ridge ............................ 071 Crestmont ................................. 081 Discovery Ridge ........................ 070 Downtown ................................. 001 East Village ................................. 006 West End .................................... 012 Eagle Ridge ............................... 119 Eau Claire ................................... 002 Elbow Park ................................. 005 Elboya ......................................... 103 Erlton........................................... ........................................... 101 Evergreen ................................... 157 Evergreen Estate ....................... 151 Garrison Green ......................... 024 Garrison Woods ........................ 018 Glamorgan ................................. 045 Glenbrook .................................. 043

PRO LINK MORTGAGE Mortgage SpecialiSt email: loriames@gmail.com

Need a mortgage?

Call (403) 863-1293 Today!

26 YPNEXTHOME.CA

Glendale ..................................... 041 Haysboro .................................... 121 Kelvin Grove .............................. 115 Killarney ...................................... 027 Kingsland .................................... 113 Lakeview ..................................... 031 Lakeview Village ....................... 033 Lincoln Park ............................... 021 Lower Mount Royal.................. 010 Mayfair ........................................ 111 Meadowlark Park ...................... 109 Millrise ......................................... 153 Mission ........................................ 014 Mount Royal .............................. 007 North Glenmore Park .............. 022 Oakridge ..................................... 143 Oakridge Estates ...................... 141 Palliser......................................... 133 Park Hill/Stanley Park............... 104 Patterson .................................... 047 Pump Hill.................................... 131 Richmond .................................. 029 Richmond Hill ........................... 057 Rideau Park ................................ 102 Rosscarrock ............................... 037 Roxboro ...................................... 100 Rutland Park .............................. 028 Scarboro ..................................... 011 Shaganappi ................................ 025 Shawnee Slopes........................ 151 Shawnessy ................................. 155 Signal Hill.................................... 053 Signature Parke ......................... 055 Silverado ..................................... 165 Somerset .................................... 159 South Calgary............................ 017 Southwood ................................ 123 Springbank Hill .......................... 065 Spruce Cliff ................................ 023 Strathcona Park ........................ 051 Sunalta ........................................ 009 The Slopes ................................. 067 Upper Scarboro ........................ 013 Victoria Park .............................. 008 West Springs .............................. 075 Westgate .................................... 039 Wildwood . ................................. 035 Windsor Park ............................. 107 Woodbine .................................. 147 Woodlands ................................. 139

Meadowlark Park Kingsland

MACLEOD TR

SPRUCE MEADOWS TR

• An elegant 5 bedroom Tudor style home with 3,778 Sq Ft of above grade living space in un-rivaled Mount Royal.

• The private 10,300 Sq Ft lot with WEST backyard is beautifully landscaped with rundle stone retaining walls & brick patios/ walkways.

• 2002 renovated eat-in kitchen with granite, custom cabinets, stainless steel appliances & large island.

Gary Williams M at t

ELBow PARk $1,795,000

windSoR PARk $1,250,000

• Architecturally significant & visually striking Jeremy Sturgess executive family home built into a private, naturally sloping 9,365 Sq Ft lot.

• The main floor inspires with the interior design of Douglas Cridland, chef’s kitchen, soaring 20’ vaulted ceilings, two copper faced fireplaces & extensive maple millwork.

• Enjoy seamless indoor/outdoor living & elbow river valley views with this exceptional property!

• Beautifully renovated 2 + 1 bedroom villa with 3,410 Sq Ft of developed living space.

• The chef’s kitchen boasts granite, custom cabinetry, high end appliances, sunny breakfast nook, & access to the private outdoor space.

SPRingBAnk – RodEo Ridge • $459,000

SoLd: ERLton • This elegant River Run brownstone townhome scores 10/10 for location, steps from all amenities including The Elbow River Pathway System & Talisman Centre.

• Some of the many features include: attractive curb appeal, spacious principal rooms, sunny eat-in kitchen & huge west facing deck with power awning.

• Backing onto Springbank Golf Course, this 0.42 acre (18,295 Sq Ft) fully serviced lot is ready for a walk out home with stunning views.

• Only 25 minutes from downtown Calgary!

Call NoW For a Free eValUatIoN oF yoUr CalGary ProPerty

BUYER SALE: Richmond hiLL

BUYER SALE: ALtAdoRE

• Spacious 2+1 bedroom villa located on one of the largest lots in the cul-de-sac.

• Bright, open concept 3+1 bedroom executive family home located in sought after Altadore.

• Within walking distance to all community amenities, including shopping, theatre and library.

403

259.4141

• Top of the line finishes throughout!

Ken Yeoh

FREE Quick OnLine Home Evaluation

403.803.8981

www. mapleleafrealty .ca

CalGaryProPertyForSale.Ca

Mount Royal • $1,750,000

Broker/Owner

FOREST HEIGHTS

• • • • • • • • •

Gorgeous 2 storey in Sherwood 3 bedrooms & 2.5 baths Great open floor plan with hardwood floors Large living dining room combo Bright kitchen with granite counter tops Office/den on the main floor Large master with F/P, sitting area & balcony Undeveloped walk-out basement Close to airport, Stoney Trails & all amenities

422,500 $

• Centre island & pantry in kitchen • Super sized master with sitting area, 4-pc ensuite & walk-in closet • Developed walk-out basement with 2 bedrooms & 4-pc bath

MONTHLY STATISTICS

$

‘Landmark’ custom built 2-storey 2545sf Quiet cul-de-sac & walk to playground Total of 5 bedrooms & 3.5 baths Knockdown & 9’ ceilings, rounded corners Large family room with fireplace

SHERWOOD

515,000

• • • • • • • •

Super lovely family home on quuiet street Across from park, schools & community centre 3 bedrooms & 1.5 baths Newer windows, bath & hardwood floors Large kitchen with breakfast nook Super sized family room Large yard on corner lot Double heated garage

MCKENZIE TOWNE

• • • • •

$

D

SOL

$

699,900

378,800

PANORAMA HILLS

D

SOL

• • • • • • • •

Amazing 4-level split 3 bedrooms, 2 baths & 2-car garage Close to playground & school Maple shaker style cabinetry Tile backsplash & large centre island Master ensuite has soaker tub, stand up shower Large rec room, bedroom & full bath on 3rd level Fully landscaped & oversized deck

City of Calgary Oct-14

Oct-15

% change

Nov-14

Nov-15

% change

Total Sales

2,130

1,424

-33.15%

918

697

-24.07%

New Listings

2,911

2,677

-8.04%

1,221

1,272

-4.18%

Active Listings

4,643

5,583

20.25%

4,439

5,620

26.61%

Median

430,000

425,000

0.00%

432,000

410,000

-3.07%

Average Price

487,210

457,507

-6.10%

475,818

465,729

-2.12%

Days on Market

37

41

10.81%

36

45

25.00%

Benchmark Price

458,400

453,100

-1.16%

N/A

N/A

N/A

Note: Calgary Metro only; includes zone A, B, C & D

NOV 27 - DEC 25, 2015 | HOME GUIDE 27

Trending

2016 housing market outlook

By Wayne Karl ATTENTION HOMEOWNERS and prospective homebuyers: the housing market outlook is okay now, but there is a lot of uncertainty in the economy.

Make your decisions carefully.

This doesn’t necessarily mean consumers should “take cover,” but the overriding message at Canada Mortgage and Housing Corp.’s kick-off Housing Market Outlook Conference series in Toronto on Nov. 3 was that the housing industry – realtors, builders, developers, and of course buyers and sellers – should certainly “take note.”

In language not usually used by CMHC at its outlook conferences, terms such as “overvaluation” were common, including the situation unfolding in Toronto, Canada’s largest housing market.

CMHC issued similar warnings in late October, when it released its latest Housing Market Assessment, which highlighted that as of October, 11 of the 15 Canadian centres it monitors show at least moderate evidence of overvaluation, up from eight in August. Five of Canada’s largest markets are showing moderate to strong evidence of overvaluation.

“We don’t want to put out the warning of overvaluation when it’s

too late, when the market is bound for a strong correction,” says Bob Dugan, chief economist, CMHC. “We want to get that message out early.

We want to get the information out to potential homebuyers, lenders, builders, to give them the tools to make better decisions.”

Looking at the national picture, where there is modest evidence of overvaluation, CMHC says: » Mortgage rates will begin to rise gradually in late 2016. » Canada’s economy is expected to continue to attract a high level of immigrants. The level of net migration will remain above its historical average and help support Canada’s housing market. » Income is expected to increase modestly as economic conditions in Canada improve. Income growth will remain supportive of housing demand over the forecast horizon.

“However, there is a lot of uncertainty in the economy,” says Dugan.

Downside risks to the national outlook include: » Future path of oil prices remains the most significant domestic risk that could limit growth through

decreasing exports » Broader slowdown in China’s economic growth will negatively affect the Canadian economy through weaker demand for exports » Household debt levels remaining elevated represent a vulnerability that could amplify an economic shock Under these conditions, CMHC forecasts that GDP growth could range between 1.4 and 2.3 per cent next year, and 1.7 and 2.8 per cent in 2017.

Home price growth is expected to slow; the average MLS price will grow to $443,300 in 2016 from $437,700 this year, and to $449,600 in 2017.

Economic developments that can serve to dissipate some of the overvaluation include rising disposable incomes, job and income growth and increasing migration.

“The other way it can dissipate is if house price growth slows, allowing fundamentals to catch up,” says Dugan.

“These are some of the ways in which these overvaluations can be resolved.”

NEED A MORTGAGE? Call (403) 863-1293 Today!

loriames@gmail.com

Five Year Fixed Rate

PRO LINK MORTGAGE My experience and service will work for you.

2.69%

all subject to change, lender qualifications will apply

28 YPNEXTHOME.CA

r

NOVEMBER - DECEMBER 2015

real properties BRITISH COLUMBIA & ALBERTA

IN THIS SECTION

>> GLENIFFER LAKE >> GULL LAKE >> SYLVAN LAKE >> INVERMERE/COLUMBIA VALLEY >> OKANAGAN REGION >> VANCOUVER ISLAND

CHER WITH WALK-IN BASEMENT

$599,900 - 614 Parkway

$349,900 - 7230 Sea Cliff, East Sooke

many extras in quiet and picturesque surroundings. n floor plan-car garage plus ample driveway, tio, skylights, plus so much more.

PLUS a 2-bedrm In-law and many extras in q High quality finishing, open floor plan-c landscaped lot, 2 decks & patio, skylights, plu

Tranquil views of Whiffen Spit & Sooke Harbour from this .26 ACRE sunny south oceanfront lot. The Silver Spray Development has wonderful plans which will only increase your investment. City water & hydro at lot. Southern tip of Vancouver Island.

Nancy Vieira

(250)514-4750

Call Nancy Direct

Call Nancy Direct (250) 514-4750 for Victoria & Southern Vancouver Island

ISLAND LIVING AT its BEST! Make this the best move of your life!

$225,000. Ocean & Mountain view.

Covered Deck. One level home on large lot. Walk to beach.

$346,900. Over 1900 sq ft of living space with huge crawlspace. 4 Bed and Den with private living space.

FRENCH BEACH SOOKE

PORT RENFREW

$165,000 1.01 acres Gorgeous building lot next door to Fantastic French Beach Park on this South Island’s Wild West Side. Sandy beach just a 5 minute walk away. Drive out, walk up the path, breath in the sea air and buy this special place!!

$324,900. 3 Bed 3 Bath. New Home Warranty. Fully fenced yard backing onto green space.

$299,900. 2005 Modular Home on 1+ Acre with giant trees. Fenced and out buildings for hobby farm.

NEW LIST

SOOKE

SOOKE

SOOKE

NO FEES

$162,000. 1 bed 1 bath, over 1 acre in a prime location, Short walk to beach.

DUNCAN

PORT RENFREW

DUNCAN $199,900. 2 bed 2 bath. Top Floor condo with views. Over 1400 sq.ft.

Elevator. Underground secure parking.

EAST SOOKE

UCLUELET

REDUCED

$155,000. Ucluelet Seaside furnished one level entry townhome with hot tub on patio facing ocean. Private Reserved Parking Space included!

$364,900. 3 bed/3 bath. Ocean & Mtn Views. Engineered floors. Upper Legal Half Duplex (two storey).

Sundeck. Private backyard. Top two floors. Only 1 left!

$439,900. 3 BED 2 BATH Stunning Rebuild 2015 One level home with crawlspace on .78 acre. Flat fenced area with greenhouse/gardens. Workshop/storage.

$379,900. 4 Bed/3 Bath over 2000 sq ft of living space with a huge wrap around deck overlooking private fenced yard.

SOOKE $529,900. Walk to golf course, beach, Montesouri School, and church. Nice family home with updates. Sunny fenced yard. Separate workshop.

$849,900. Custom Executive home with gourmet kitchen on acre with full finished walkout basement. Master bedroom has spa like bathroom retreat with private sun deck!

5 ACRE

$1,600,000. 11 bed 9 bath, custom build with great attention to detail utilizing materials from actual property. Private 50 ft deep lake.

REVENUE PROPERTY

$600,000. 1800 Feet of rugged west coast oceanfront. 7.42 Acres surrounded on all sides by parklands.

$550,000. 3.57 acres with older home located amongst the towering cedars and maples. Beautiful private estate.

SOOKE

METCHOSIN

SOOKE $499,900. 4 bed/3 bath. Over 3000 sq.ft. on 4 levels! Amazing Ocean Views!

SOOKE

EAST SOOKE

NEW PRICE

$458,000. 4 Bed 2 Bath Level Entry with walkout basement with ocean views! Huge 30’x26’ shop.

(250

Nancy Vieira

Victoria 250.384.8124 • West Shore 250.478.9141 • Sooke 250.642.3240 • Cobble Hill 250.743.3838

Virtual tours at www.nancyvieira.com • info@nancyvieira.com • Toll Free1.800.665.5303

PORT RENFREW

ira

COBBLE HILL

ct

LEVEL ENTRY RANCHER WITH

PRICELESS TREASURE OFFERED!

- 614 Parkway Place, Colwood

$1,100,000. Dream acreage with 1500 FT. of oceanfront.

11 Acres

$1,880,000. Damali Lavender & Winery Farm includes architecturally designed home on picturesque 13.17 acres with panoramic valley, Salt Spring Island and ocean views.

Virtual tours at www.nancyvieira.com • info@nancyvieira.com •Toll Free 1.800.665.5303 Victoria 250.384.8124 • West Shore 250.478.9141 • Sooke 250.642.3240 • Duncan 250.746.8123

Victo

Virtu

Nancy Vieira Nancy Vieira

CHER WITH WALK-IN BASEMENT

- 614 Parkway Place, Colwood

many extras in quiet and picturesque surroundings. n floor plan-car garage plus ample driveway, tio, skylights, plus so much more.

ct

PRICELESS TREASURE OFFERED! $349,900 - 7230 Sea Cliff, East Sooke

Tranquil views of Whiffen Spit & Sooke Harbour from this .26 ACRE sunny south oceanfront lot. The Silver Spray Development has wonderful plans which will only increase your investment. City water & hydro at lot. Southern tip of Vancouver Island.

(250)514-4750

ira

Call Nancy&Direct (250)514-4750 for Victoria Southern Vancouver Island Call Nancy Direct (250) 514-4750

for Victoria & Southern Vancouver Island ISLAND LIVING AT its BEST! Make this the best move of your life!

Victoria 250.384.8124 • West Shore 250.478.9141 • Sooke 250.642.3240 • Cobble Hill 250.743.3838

Virtual tours at www.nancyvieira.com • info@nancyvieira.com • Toll Free1.800.665.5303

ch k

d

d e.

3500 Telegraph Road, Cobble Hill - $1,880,000 Damali Lavender & Winery includes architecturally designed home on picturesque 13.17 acres with panoramic valley, Salt Spring Island and ocean views. Currently operated as a successful French style farmhouse B&B combined with a converted barn made winery, licensed picnic area, boutique gift shop and tasting room. Products include gentle slopes nurturing fields of lavender, fruit orchards, vineyard, fertile gardens and commercial rhubarb plantation. From the quaint patio areas for sitting and admiring the views to the actual working parts of the estate you can still appreciate being located at the 49th parallel known for the perfect growing season. The main home perches at the top of the property overlooking the vineyard and fields. Extra revenue from the beautiful Guest House with lower entry suite.

e

Virtual at www.nancyvieira.com• •info@nancyvieira.com info@nancyvieira.com •Toll •Free Virtual tours attours www.nancyvieira.com Toll1.800.665.5303 Free 1.800.665.5303 Victoria 250.384.8124 • West Shore 250.478.9141 • Sooke 250.642.3240 • Duncan 250.746.8123 Victoria 250.384.8124 • West Shore 250.478.9141 • Sooke 250.642.3240 • Mill Bay 250.733.0770

d

zone

CommUniTieS & mlS nUmBerS

Acadia ......................................... 215 Auburn Bay ................................ 365 Chaparral.................................... 280 Chaparral Valley ........................ 285 Copperfield ................................ 355 Cranston..................................... 360 Deer Ridge ................................. 265 Deer River Estates .................... 272 Deer Run .................................... 270 Diamond Cove .......................... 252 Douglas Glen............................. 320 Douglas Ridge ........................... 330 Douglasdale Estates................. 325 Fairview....................................... 210 Foothills Industrial Park ........... 340 Highfield ..................................... 205 Inglewood .................................. 200 Lake Bonavista .......................... 235 Lake Bonavista Downs ............ 245 Lake Bonavista Estates ............ 240 Legacy......................................... 295 Lynnwood Ridge....................... 300 Mahogany .................................. 375 Manchester ................................ 207 Maple Ridge ............................... 230 Mckenzie Lake .......................... 335 Mckenzie Towne....................... 345 Midnapore .................................. 255 New Brighton ............................ 350 Ogden/Lynnwood .................... 305 Parkland...................................... 260 Quarry Park ................................ 315 Queensland ............................... 250 Ramsay ....................................... 202 Riverbend ................................... 310 Seton ........................................... 370 Sundance ................................... 275 Walden ........................................ 290 Willow Park ................................ 220 Willow Park Estates .................. 225

MARQUIS OF LORNE TR

MACLEOD TR

DEERFOOT TR

PRO LINK MORTGAGE Five Year Fixed Rate

2.69%

Need a mortgage?

email: loriames@gmail.com

Call (403) 863-1293 Today!

My experience and service will work for you.

32 YPNEXTHOME.CA

Specializing in Eau Claire Condominiums Since 1991

House of Real Estate www.robertcote.ca 403-850-4290

• Certified Condominium Specialist • Re/Max Hall of Fame Member

• MLS Million Dollar Club Member • 3rd Generation Calgary Real Estate Agent

SPECTACUALR VIEWS! - EAU CLAIRE - PRINCETON HALL - $1,795,000

The luxurious Princeton Hall with full time concierge and outstanding amenities including guest suite! SPECTACULAR and STUNNING VIEWS from this PRIME LOCATION condominium home! Full and permanently unobstructed views of the Bow River, Prince’s Island Park and Peace Bridge! Superior design and finishing is evident throughout this 2282 sq ft luxury condo with hardwood floors, granite countertops, stainless steel appliances and quality built-ins. Enjoy the large covered northeast corner terrace with views, 2 double sided gas fireplaces, great room off kitchen with bay window, gourmet style kitchen with 2 ovens/gas range/wine chiller, 2 ensuite baths, huge master with large walk-in & convenient laundry area, built-in speakers, vacuum system, 2 titled stalls, titled storage locker and convenient elevator that opens right into your home! Extraordinary Eau Claire location next to Park, River, Pathways and close to Market, Cinemas, Fine Restaurants, Plus 15 and just a short walk to city center! The ultimate in downtown urban living.

LOCATION! LOCATION! EAU CLAIRE - PRINCE’S ISLAND ESTATES - $1,295,000

Exceptional Waterfront Townhome! The location is outstanding with park like setting and beautiful views overlooking Prince’s Island Park. Over 2700 sq ft of upgraded living space with 3 balconies and lge south facing patio! 3 Bdrms & 2 ½ Baths in total. Bright south facing kitchen with lge eating area, granite countertops, wrap around Island, built-in wine rack and access to south patio. Spacious living area with gorgeous hwd floors, gas frpl and access to lge balcony. Master retreat has 4 pce ensuite, jetted tub, separate shower, walk-in closet and city views. 3rd level has huge open space that could accommodate a family room, rec room or whatever your pleasure! This upgraded townhome can be conveniently accessed from the underground parking or courtyard and comes with 2 choice titled parking stalls.

COMPLETELY RENOVATED! EAU CLAIRE ESTATES - $599,900

EXCEPTIONAL VALUE!! The prestigious Eau Claire Estates. 1814 sq ft, 2 bdrms, 2 baths COMPLETELY RENOVATED with hardwood & tile floors throughout, granite countertops, stainless steel appliances, stylish custom cabinetry and elegantly renovated bathrooms. BRIGHT SOUTHWEST CORNER LOCATION with many large windows, spacious open floor plan, generous living/ dining area that’s perfect for entertaining and a huge entrance way to greet guests. Enjoy the private master retreat with walk-in closet and ensuite bath, large guest bedroom with courtyard views next to 2nd bathroom, sep laundry room with storage and 2 choice SXS titled parking stalls close to elevator! The Eau Claire location is extraordinary next to the Bow River, Princes Island Park, YMCA, Market Shops, Walking/Bike pathways, Cinemas, Fine Restaurants and Indoor Plus 15 Network. Absolutely incredible amenities and secure 2 man 24 hr security/concierge.

IMMACULATE CONDITON! EAU CLAIRE - CHATEAU LACAILLE - $499,000

The Chateau LaCaille. An elegantly designed building with beautiful grand lobby, security/concierge service and underground carwash bay. Extremely quiet location along the Bow River in West Eau Claire. Bright south facing home with great 1153 sf floor plan, open kitchen with eating area, south facing balcony with view, gas fireplace, spacious living room, large tile entrance, separate laundry room, large full bathroom with jetted tub & shower stall, large master bedroom with walk-in closet/access to bathroom and enjoy the den/flex room off living area. ABSOLUTELY IMMACULATE home with underground titled parking and storage locker. Extraordinary Eau Claire location next to Bow River, Pathways, Peace Bridge, Prince’s Island Park and close to Market Shops, Cinemas, YMCA, Great Restaurants, LRT and just a short walk to City Center!

To View These Properties go to

www.robertcote.ca

NOV 27 - DEC 25, 2015 | HOME GUIDE 33

Feature Property | PARAMOUNT HOMES

cover story

Maintenance-free home is an exceptional buy

By Heather Ryan

THIS SPACIOUS TWO-STOREY OFFERS

great features, a stellar location and an affordable price making it an exceptional buy for a wide range of buyers.

“This home is one of the best units in the townhome complex,” says realtor Ray Riley of Royal LePage Foothills. “It’s a duplex design with a double car garage and a driveway so it feels like a single-family home and priced at $385,900 it’s a terrific buy for first-time buyers, young families or down-sizers and empty-nesters who no longer want the worry or 34 YPNEXTHOME.CA

hassle of maintaining their property so they can be free to travel.”

The home offers 1,431 sq. ft. of living space, not including the fully developed basement and has four bedrooms and three full and one half bathrooms, so there is plenty of space. It features a bright and open floorplan with lot of windows to let in plenty of natural light and has been freshly painted.

“It’s also located at the quiet end of the community tucked away from busy streets, and it’s just steps from a large park and schools,” Riley says,

noting that it is in a well-established southwest community that is close to a wide range of amenities and major routes. “You’re just minutes to Anderson Drive, Southcentre shopping mall, the Anderson LRT station and you have easy access to Deerfoot Trail.

Stepping into home, you’re greeted by an open foyer featuring a tile floor underfoot, which transitions to a richly-toned hardwood that spans the rest of the main floor.

From the front entry you get a nice view into the living room, which

This home provides the space you desire in a singlefamily without the maintenance so you’re free to kick back and relax after a hectic day.

is highlighted by a wall-centred fireplace that is surrounded in tile and flanked by side windows.

The living room is open to the dining area, where large sliding double glass doors lead to the patio and large backyard allowing you to extend your dining and entertaining area outdoors.

Across from the dining area, the kitchen serves up dark granite countertops that are an attractive contrast to the light-toned maple cabinets and the diagonal white tile backsplash. A large peninsula not only provides extra cabinet space and pots and pans drawers it gives the resident chef a substantial food prep and serving area.

Heading upstairs, you’ll be pleased with the master bedroom features his and hers closets and a four-piece

ensuite. Two additional generoussized bedrooms and a full bath with built-in shelves for towels and linen complete the upstairs.

The lower level, which features a new carpet, has been developed and offers an expansive family room that is ideal for entertaining, a fourth bedroom, a full bath and laundry. The home comes with a vacuum system and all attachments.

This home provides the space you desire in a single-family without the maintenance so you’re free to kick back and relax after a hectic day.

To learn more about this two-storey duplex style townhome, priced at just $385,900 with low condo fees under $275 a month, contact Ray Riley, Royal LePage Foothills, 403.270.7601 or visit rayriley.com OCT 30 - NOV 27, 2015 | HOME GUIDE 35

out of OUT OFtown TOWN

regional map regional map

27 766

22

Didsbury

2A 562

2 Carstairs

Cremona

806

581

Carbon

575

Crossfield

72

766 772 567

Airdrie

9

Irricana

567

Dalroy

791

1

Chestermere

CALGARY

68

22

Lyalta Strathmore

569

Shepard 791

22X

Hussar 1

Blackie

23

542

Milo

24 842

540

Cayley 22

Bassano

842

High River

541

Cluny

547

2A

Longview

547

Arrowwood

7

543

Gleichen

Mossleigh

797

549

Okotoks

561

817

Carseland

552 549

534

Vulcan 531

Nanton 2

533

527

520

36 YPNEXTHOME.CA

Standard

22X

Dalemead DeWinton

Black Diamond Turner Valley

564

564

Langdon

8 Bragg Creek

56

842

Keoma

566

Delacourt

Bearspaw

840

Rockyford

Katherine

Balzac

Cochrane

1A

21

Beieker

574

22

Acme

Champion

529

Stavely Caramangay

Claresholm

520

Neighbourhood Profile

Kingsland Warm, inviting and on the rise

Fast facts Average household income

$65,681

By Kait Kucy

Most common housing type

Lowrise

Family structure

FAMILIES

COUPLES

SINGLES

25%

33%

42%

Own vs. rent

46% OWNERS

54%

MORE PHOTOS ONLINE

RENTERS

ypnexthome.ca/kingsland Education levels A WARM AND inviting neighbourhood, Kingsland plays host to popular spots like the Market on MacLeod and Kingsland Park. This community is walking distance to Chinook Centre, including their Cineplex movie theatres and the newly opened Target and Nordstrom.

Lifestyle Kingsland’s lifestyle can be summed up by the resident’s love of small local businesses, public parks and the ease of being close to so many public transit options. Kingsland Park and the Community Association provide so much for this great area – including community activities yearround. With residents of all ages, this area is thriving for both families and senior citizens.

Vibe Established in 1957, Kingsland is an older neighbourhood but boasts a very young and upcoming vibe.

With the addition of the Market on MacLeod, this area is home to many young families and young professionals purchasing their first home. A shift is definitely come to the area as more infill projects are being built where duplexes once stood.

Meet the neighbours Residents of Kingsland vary – some have lived here for years and years, but also a lot of young families and young couples moving into the area because it is clear this is an up and coming area for real estate.

In the area Proximity to Chinook Centre is a real plus for residents. With so many amenities on hand, you hardly need to leave the area. However, with easy access to major roads such as MacLeod Trail, Elbow Drive, Glenmore Trail and Heritage Drive, it is convenient to get to other quadrants of the city.

39%

35%

HIGH SCHOOL UNIVERSITY

26% COLLEGE

SOURCE: ENVIRONICS

Planes, trains & automobiles Kingsland is located centrally between Heritage LRT and the Chinook LRT Station, making it ideal for anyone who relies on public transit. Beyond public transit, this area is known for heavy car use and limited street parking.

The good, the bad & the rest A mostly quiet neighbourhood, this community is turning into a real gem with additions such as the farmers’ market and other local businesses.

With such close access to MacLeod Trail, it can often be busy with traffic and also attract some transient characters to the area. For the most part, people keep to themselves and take pride in their homes.

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

NOV 27 - DEC 25, 2015 | HOME GUIDE 37

Buyers’ Resources | MORTGAGE RATES

A

Compare mortgage rates for your best deal CHARTERED BANKS

variable

6 months

1 year

2 years

3 years

4 years

5 years

ATB Financial

2.450

4.000

2.940

2.640

2.640

2.740

2.940

Alterna Bank

2.550

4.000

2.850

2.850

2.590

2.940

2.680

Alterna Savings

2.550

4.000

2.850

2.850

2.590

2.940

2.680

Bank of Montreal

2.700

4.000

2.890

2.840

3.390

3.890

4.740

Bank of Nova Scotia

2.700

4.550

3.290

3.090

3.390

3.890

4.490

CIBC Mortgages

2.700

3.140

2.840

2.790

3.390

4.090

4.790

Caisses Desjardins

2.700

4.400

3.140

3.240

3.390

3.890

4.740

Canadian Western Bank

2.900

4.000

3.140

3.040

3.650

4.200

4.740

Canadian Western Trust

2.900

4.000

3.140

3.040

3.650

4.200

4.740

-

6.200

2.790

2.890

2.950

2.990

2.690

Comtech Credit Union DUCA Financial Services

2.500

-

3.090

3.000

2.990

3.090

2.790

Effort Trust

-

4.450

3.350

3.500

3.700

4.300

4.350

Equitable Bank

-

-

3.140

3.040

3.650

4.390

4.640

First Calgary Financial

-

4.000

2.890

2.890

3.390

3.090

2.840

First National Financial

2.200

3.100

2.290

2.190

2.340

2.540

2.640

FirstOntario Credit Un.

2.700

4.240

2.690

2.350

2.390

2.540

2.620

HSBC Bank Canada

2.700

4.450

3.140

3.140

3.540

4.240

4.740

Home Trust Company

2.500

3.950

2.690

2.240

2.390

2.590

2.690

ICICI Bank Canada

3.050

-

3.150

3.650

3.640

3.690

3.690

Investors Group Trust

2.700

4.200

3.140

3.090

3.390

3.890

4.740

Laurentian Bank Canada

2.700

4.400

2.890

2.840

3.390

3.890

4.740

League Svgs & Mortgage

-

4.000

2.990

2.690

2.790

2.890

2.990 2.890

Libro Credit Union

-

3.750

2.850

2.850

2.890

2.890

London Life

2.700

4.200

3.140

3.090

3.390

3.890

4.740

Manulife Bank

2.400

4.450

3.000

2.940

2.840

2.790

2.690

Manulife Trust

-

4.450

3.000

2.940

2.840

2.790

2.690

Meridian Credit Union

2.500

4.000

3.090

3.090

3.550

2.490

2.540

National Bank

2.700

4.400

3.140

3.040

3.390

3.890

4.740

-

5.000

2.890

2.850

3.390

3.890

4.640

2.650

-

2.800

2.850

2.950

3.050

3.150

-

4.500

3.150

3.500

3.750

3.850

3.950

President's Choice Fin'l

2.700

6.190

3.140

2.790

3.340

3.990

4.440

Rapport Credit Union

2.850

6.000

3.090

3.040

3.500

3.040

2.990

Royal Bank of Canada

2.700

3.140

3.140

3.040

3.650

4.390

4.640

Servus Credit Union

-

4.000

2.890

2.840

3.390

3.890

4.640

Steinbach Credit Union

-

-

2.450

2.550

2.550

2.650

2.650

T-D Mortgage

2.700

3.140

2.890

2.840

3.390

3.890

4.640

Tangerine

PACE Savings & Credit Un Parama Credit Union Peace Hills Trust

2.700

-

3.190

3.240

3.490

3.690

3.790

Windsor Family C.U.

-

4.450

3.000

3.000

3.050

3.050

3.100

Your Neighbourhood C.U.

-

-

2.990

3.000

3.190

3.300

3.390

ONLINE CALCULATOR ypnexthome.ca/mortgage-calculator PREPARED BY CANNEX ON NOVEMBER 11, 2015 AT 00:13:42 ET. This information is current as of the date and time posted and is subject to change without notice. © Copyright 2015 CANNEX Financial Exchanges Limited. All rights reserved. Legal Notices

38 YPNEXTHOME.CA

Advice | MARKET ANALYSIS

Overall benchmark prices fall for fourth month

By Heather Ryan LOWER SALES AND INCREASED

inventory in October saw the overall benchmark price in the Calgary real estate market fall for the fourth consecutive month in year-to-year comparisons, according to figures released by the Calgary Real Estate Board (CREB).

The single- and multi-family combined benchmark price in the city of Calgary was $453,100 in October, down 1.16 per cent from the $458,400 in October 2014 and 0.7 per cent from September’s $456,100.

Total sales in the city of Calgary were 1,421 in October, a 33.3-percent drop from the 2,130 recorded in October 2014 and down 1.9 per cent from September’s 1,448, while overall inventory was 5,578 in October up 20.1 per cent from October 2014’s 4,643, and up 0.9 per cent from September’s 5,526.

“The real key right now is we’re just not eating up the inventory,” says CREB President Corinne Lyall. “And, with our overall sales down 33 per cent and inventory up, it’s putting some downward pressure on prices.

“We’re not adding a bunch of new listings, but the months’ supply is not being absorbed, so the longer a home sits on the market the more pressure there is to lower the price,” Lyall explains. “If people don’t have to sell, I think we’ll see them taking their homes off the market and we typically see that when we approach the Christmas season.”

She notes that with more choice on the market, particularly in the apartment sector, it favours the buyer.

However, the market for single-family homes priced under the $550,000 range “is still balanced.”

Detached (single-family) sales in October were 872, a 32.4-per-cent drop from the 1,290 tallied in October 2014, but just a 3.8-per-cent decline from September’s 906.

Meanwhile, attached (condo townhouse) sales were 312 in October, a 31-per-cent decline from 452 in October 2014, but saw the only increase – up 9.3 per cent from September’s 283.

Condo apartment sales in October were 237 down the most at 38.9 per cent from the 388 in October 2014, and an 8.5-per-cent drop from September’s 259.

With the decline in sales, “our months’ supply is gaining to a point where it’s almost six months out for apartment condos and four months for attached homes,” Lyall says.

Although, the new listings added in the detached market in October were 1,443, down 11.3 per cent from the same month last year, however, the overall inventory was 2,922 up 15 per cent from the 2,540 in October 2014, and the months of supply inched up from 1.97 to 3.35 in yearto-year comparisons.

New listings added in the attached market in October were 650, down about two per cent from October 2014’s 663, but overall inventory was 1,290, up 34.2 per cent from October 2014’s 961, while the months of

supply rose from 2.13 to 4.13 in yearto-year comparisons.

Meanwhile, the new listings added in the apartment market in October totaled 587, down 5.6 per cent from October 2014’s 622, however, overall inventory was 1,366 up 19.6 per cent from October 2014’s 1,142, and the months of supply jumped from 2.94 to 5.76 in year-to-year comparisons.

“When you have four months’ supply, that typically puts pressure on prices and we’re seeing that especially in the condo apartment market,” Lyall adds.

The apartment benchmark price in October was $288,300 down 3.9 per cent from October 2014’s $300,100, and a 0.8-per-cent drop from September’s $290,600.

The attached homes benchmark price saw a smaller decline hitting $354,100 in October down 0.59 per cent from October 2014’s $356,200 and a 0.91-per-cent drop from September’s $357,000.

While the detached benchmark price was $513,800 in October down 0.66 per cent from the $517,200 recorded in both October 2014 and in September.

Call: 403.247.5503 Email: serhan@tarkan.ca

109 25 GLAMIS GREEN SW

$269,000 • 3 Bedroom / 1.5 Bathroom • 1180 sq ft • 1 Car Garage

MLS: C4031074

#306 540 18 AVENUE SW

$309,900 • • • •

2 Bedroom / 2 Bathroom 950 sq ft Underground Stall Steps to 17th Avenue

MLS: C4035430

#39 5400 DALHOUSIE DRIVE NW

$424,900 • 3 Bathrooms / 2.5 Bathrooms • 1329 sq ft • Single Garage

MLS: C4039803

15 PANATELLA CLOSE NW

SOLD • 4 Bedrooms / 3.5 Bathrooms • 2364 Sq Ft / Backs on to Pond • Fully Finished Walkout Basement MLS: C4031072