BC New Condo Guide - July 11, 2014

Jul 11 - 25, 2014 Volume 04 Issue 14

INSIDE THIS ISSUE

IT’S IN TO BE OUTSIDE: OUTDOOR AMENITIES

NCG VAN Cover-07-11-2014-TL-FIN.indd Untitled-3 1 1

THE BENEFITS OF SUMMER CONDO SHOPPING

TIPS FOR YOUR DOWNSIZING SALE

2014-07-10 2014-07-04 12:56 3:07 PM

CHALLENGE YOUR ASSUMPTIONS OF WHERE YOU’LL FIND A VIBRANT LIVEABLE COMMUNITY. This

50 acre master planned community is the result of Aragon’s 1 5 year vision for the Q ueensborough riverfront. Once an industrial centre, Port Royal has been transformed into an exciting mix of homes, waterfront walkways, and family friendly green spaces.

THINKFORWARD ARAGON.CA

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105 AVE

156 ST

154 ST

Guildford Town Centre

152 ST

104 AVE

100 AVE

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6 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

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STARTING FROM THE $230’S

TO VANCOUVER

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TABLE OF CONTENTS

July 11 - 25, 2014 VOLUME 4 ISSUE 14

16

TATE DOWNTOWN

Everything you want, at the perfect downtown location

COLUMNS, NEWS & FEATURES

20

012 EDITOR’S NOTE COLUMNS

018 T IPS AND TRICKS How to make your downsizing sale a success 020 CONDO VIEWS Rooftop gardens and outdoor amenities

BY STEPHANIE MACDONALD

028 C ONDO SENSE The benefits of summer condo shopping

BY CAMERON MCNEILL

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038 I NSIDE MORTGAGES Top 10 tips for homebuyers

BY KRIS GRASTY

052 T IPS AND TRICKS Working condo fees into your budget

BY SHLOMO SHARON

056 M ARKETPLACE Tropical versus nautical themes for your home

BY SARA DUCK

HOMEBUYERS’ HELP

072 CONDO MARKET WATCH Condominium homes to keep your eye on

BY SUSAN M BOYCE

077 H OMEBUYERS’ RESOURCE SECTION 080 L ISTINGS DIRECTORY

060 H OME SWEET HOME How much can you afford to pay for your home?

BY LYDIA MCNUTT

2014-07-04 7:10 PM

METROTOWN’S BEST PATIOS

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Vice-President, Wall2Wall Media

Jacqueline Hill

CONDO PROFILES

Editor-In-Chief / Director of Content

Susan Legge Director of Sales, National

48

Josh Heppner Senior Sales Manager, Western Canada

REFLECTIONS The ultimate in riverfront living

Edwin Rizarri Art Director

Sarah Jang

BY MICHELLE HOPKINS

Editors

Stephanie MacDonald Diane Duflot (on leave) Contributing Editors

Lydia McNutt Sara Duck Wayne Karl Design Editor

Yanic Simard

Media Consultants

Dave Bird 604.319.7102 Brenda Everitt 604.319.7103

48

Sales Coordinator

Justin Salvador

32 Production Manager

Bala Gnanapandithan Graphic Designers

FEATURE DEVELOPMENTS

Caroline Wassef, Mike Terentiev Production Co-ordinator

Mohammad Haidarpour

32

CONTRIBUTING EDITORIAL WRITER

STATION SQUARE One of the largest residential developments in Canada, Station Square continues turning heads in Metrotown

Susan M Boyce

Published By

BY SUSAN M BOYCE

4180 Lougheed Highway Suite 102 Burnaby BC V5C 6A7 T. 604.519.6080 F. 604.519.6088

Call 604.519.6080 for a足 dvertising rates Copyright covers the contents of this publication and prevents reproduction in whole or in part: offenders will be prosecuted. We reserve the right to refuse any advertising, to make changes or edit advertising as necessary. Care will be taken to ensure copy accuracy but no warranty is implied or given by the publisher.

ADVERTISING

MAPS

014 Vancouver 030 Burnaby/New West 040 Tri-Cities 046 Maple Ridge/Pitt Meadows

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The views and data expressed by columnists do not necessarily represent those of the publication.

2014-07-04 6:10 PM

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EDITOR’S NOTE

BEST BUILDER IN THE BUNCH

SUSAN LEGGE

EDITOR-IN-CHIEF

Wall2Wall Media Susan.Legge@wall2wallmedia.com Follow me on Twitter at Twitter.com/SusanLegge Like us on facebook search: Condo Guide

You’ve agreed that a new condo is the way to go and you’re making headway, but you still have another big decision to make – choosing your home builder. It pays to check the reputation of the builder/ developer before you sign on the dotted line.

Start by finding out how long the company has been in business.

Ask a sales representative or visit the company’s website.

Next, find out if previous purchasers are happy with their homes.

Drive around an existing community built by the company and talk to anyone you run into during your tour.

Naturally, you should spend some time visiting several different sales offices and model suites. Get a feel for each company and the staff employed there. Ask a lot of questions and expect to be treated with consideration and respect. No question is too “dumb.”

Think twice about any development where the salespeople push you to make a decision you’re not ready for, or where they are not happy to provide you with the information you request. There are many other builders and salespeople out there who pride themselves on putting the customer first.

When you do find the right home and the right home builder, making that big decision will be a whole lot easier and more enjoyable.

OUTDOOR AMENITIES & ROOFTOP GARDENS

STEPHANIE MACDONALD

EDITOR

Wall2Wall Media Stephanie.MacDonald@wall2wallmedia.com

Summer is here and of course you want to spend every single minute you can spare outside and enjoying the beautiful warm weather. In years past, this may have meant walking to the park or sitting on a little patio, but the developers of today have a whole different array of outdoor options for you to consider.

Rooftop gardens with lawns, water features, community growing plots and even lawn bowling and putting greens are popping up everywhere. Outdoor fireplaces and barbeque areas bring you and your neighbours together in an atmosphere of friendly outdoor appreciation, right in the heart of the city.

Whether an outdoor pool is your thing, or you just like relaxing in the sunshine with a book on a lawn, these new outdoor amenities are not just good for the residents of the building. Looking out from an upper story now means seeing more green, less concrete, and the urban birds and bees certainly appreciate it too.

12 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

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VA N C O U V E R | D O W N T O W N VA N C O U V E R SEABUS

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14 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

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VANCOUVER

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COVER STORY

Everything you want, at a perfect downtown location

TATE DOWNTOWN OFFERS THE LIFESTYLE YOU WANT, RIGHT WHERE YOU WANT TO BE // BY STEPHANIE MACDONALD

VANCOUVER’S DOWNTOWN HAS BECOME A

highly sought-after residential community for people of all ages, and a home at Tate Downtown puts you right in the middle of it all. Not so very long ago, living in downtown Vancouver was something you did when you were young, before you moved out to the suburbs to buy a house and start a family.

Not anymore! This city is known for its vibrant diversity and sophistication, all qualities embedded in the design of Tate Downtown; an architecturally impressive new addition to the Vancouver skyline.

Just steps from the beach and the emerging neighbourhood of The Beach District, the Tate is at the forefront of the last underutilized area of downtown.

With a revitalization of the area under the North side of Granville Bridge into an artscentric continuation of Granville Island, and a limited number of exclusive, flagship residential buildings going up in the THRIVING,

neighbourhood in the near future, now is the time to take advantage of an undervalued area before it becomes the next Coal Harbour and prices skyrocket accordingly.

Imagine waking up to a view of the ocean or the still-sleepy city, putting on your running shoes and being at the Sea Wall in three minutes. After your jog, you come back home, jump in your spa-like shower, have breakfast and coffee sitting on your patio, and then head out the door for your quick walk to work. After work you have some friends over to enjoy the view with a glass of wine in your well-appointed living area before you all head out for dinner just blocks away at your favourite restaurant.

After that, who knows? You’re in the heart of Vancouver’s arts and entertainment district and a whole world of culture and fun is at your doorstep.

This is life at Tate Downtown. From the moment you step off of the sidewalk, up through the dramatic porte-cochere and past the residents’ concierge into the expansive marble lobby, you know you’ve entered a different world than your usual Vancouver condo building. Explains Tate’s Vice President, Development, Tracy McRae, “The developers of this building are an international group with high-profile projects all over the world. You can really see the difference this sophisticated vision makes at Tate on Howe.” A waterfall cascades down on the opposite side of the entrance and you can now see into Tate’s High Street of the Arts; four-storeys and 10,000 square feet of open-concept artist studios and galleries built into the building.

“ You’re in the heart of Vancouver’s arts and entertainment district and a whole world of culture and fun is at your doorstep.”

TRACY MCRAE, VICE PRESIDENT, DEVELOPMENT 16 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

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courtyards. “Tate has a very large amenity package that has something to appeal to all residents, whether they love billiards, movies, cooking or just relaxing in the library by the fireplace,” says Tracy.

The impressive quality doesn’t end there of course. The homes at Tate have been thoughtfully designed by the award-winning Cristina Oberti Interior Design with an intelligent and innovative use of space, in a way that optimizes natural light and views. Imported European cabinetry, polished quartz countertops and Meile appliances come together to create a kitchen you’ll love to cook in, complete with extras like a built-in microwave, in-sink waste disposal system, wall oven and integrated fridge and dishwasher.

Serenity and convenience define the bathrooms, which come with beautiful full-size soaker bathtub and surrounding mosaic tiles and porcelain floor tiles to create an elegant and serene oasis. The entire building is built to LEED Gold standards, ensuring that your home at Tate Downtown is as efficient and sustainable as it is stylish.

“Downtown South offers all the convenience of downtown, and you’re only steps to the beach,” says Tracy, pointing out that this nowunderappreciated part of downtown will soon be at the centre of things, and the 40-storey tower will offer some of the best views in the city.

“This is really a unique opportunity to buy a home in an area that is going to be extremely sought after, and thus more expensive.”

Visit the Tate Downtown Presentation Centre at #100-1265 Howe Street in Vancouver, open noon to 5 p.m. every day except Fridays. For more info visit tatedowntown.com, email info@tatedowntown.com or call 604.568.8283

Going up a couple of floors are the truly impressive amenities facilities, including a fullyequipped gym, yoga studio and changing rooms, a fireside lounge with library, a large conference room and a meeting room, a social room with chef’s kitchen, 12-seat surround sound theatre, and a 5,200 square feet of beautifully-landscaped terrace gardens with a calming water feature and sheltered JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 17

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CONDO SENSE

Top 10 tips for a

SUCCESSFUL DOWNSIZING SALE IF YOU’RE GEARING UP FOR A MOVE INTO A SMALLER SPACE, the downsizing process can be overwhelming – especially if you’ve lived in a large house for many years. Selling the house, clearing out household clutter and deciding the fate of used furniture, artwork and other items of value will be the biggest challenge many will face. The desire to maximize the value of many years of memories becomes especially predominant. However, with a little selling know-how, solid marketing and a few helping hands, anyone can conduct their own successful contents sale.

“You’ll be surprised as to what people will actually buy. One person’s trash is another person’s treasure. Others will try to sell the items on their own, while still others will hire a firm to assist with the process,” says Laura Convery, manager of Senior Services at Transition Squad, a turnkey company specializing in helping seniors downsize their homes, from organizing, cleaning and clearing the home, selling the contents through physical estate sales, online auctions and Transition Squad’s consignment store, through to donation and junk removal, as well as auctioning off the home itself online.

Convery offers these 10 tips for DIY downsizing sale success: 01. Think like a buyer, and set up your sale accordingly.

02. The success of your sale will depend on three things: marketing to attract

people; selection; and attractive prices to get people to buy.

03. W hether it’s fine furniture, glassware, kitchen gadgets, appliances, garden

tools, plants, linens or clothing, your sale should become a veritable department store at bargain prices, staged to catch people’s eye.

04. S et prices low enough to be attractive, but not so low that you are giving things away at far less than what people would be willing to pay.

05. A contents sale is really a full house version of a garage sale. Things are spread throughout the entire home, not just in the driveway. Recruit family and friends you trust to cover the entire home as salespeople, and for security to avoid theft.

06. B e prepared to negotiate. Negotiating prices is the foundation of every contents sale. Buyers expect it, and a lack of willingness to negotiate may cost you a lot of unsold items by frustrating buyers.

07. Valuables like gold, precious stones or signed artwork should be tested and appraised, or left out of the sale. You may need to find more specialized sources to sell these valuable items.

08. A dvertise in the community

paper, on social media forums, and tell as many friends, family and neighbours as possible to spread the word. Forty to 50 per cent of your buyers will come from road signs, so ensure they’re large, with proper messaging and strategic placement.

09. P repare a fanny pack for each staff member with a cash float to keep the sale running efficiently and smoothly.

10. H and out tickets starting an hour or so prior to the sale to allow access on a first come, first served basis. Make sure to only allow enough people in at a time to follow fire department regulations.

The Estate-Sale-In-A-Box toolkit can be purchased from Transition Squad and contains everything you need to conduct a successful contents sale, including a step-by-step guide, one-onone training, toll-free support, advertising and marketing, a custom dedicated web page to showcase sale items in advance, a sign placement map, pricing assistance and a local eblast.

For additional information, visit TransitionSquad.com.

18 METRO VANCOUVER NEW CONDO GUIDE JULY MAY 16 11 -- 30, 25, 2014

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CONDO VIEWS

20 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

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IT’S IN TO BE

OUTSIDE The wonderous outdoor amenities popping up in metro Vancouver // BY STEPHANIE MACDONALD THERE’S BEEN A SLOW EVOLUTION IN

building amenities over the last few years, and though it may not be completely obvious from the ground, the view from the top has changed quite a bit. Whereas years ago you may have looked out from an urban 25th floor window and seen a sea of grey concrete and vast, tar and gravel expanses, now the view encompasses greenery seemingly everywhere. On the tops of buildings, all over podium levels, on lowrises and commercial buildings, and even the roofs of restaurants, lawns, gardens, ponds and planting beds nestle among the buildings and above the streets.

It seems it’s now in to be out.

Facilitated by the tower and podium building style made famous in this city, Rooftop gardens and communal spaces are the new fully-equipped gym of yesteryear.

Tower residents can now sunbathe on the grass, plant a little garden and even practice their putting without ever leaving the building. Communal barbeques now get fired up for al fresco dining and people can gather around the glow of outdoor fireplaces after the sun goes down.

Explains Melanie Briggs, Sales Director at MAC Marketing Systems, “We’re increasingly seeing developers pay

more attention to outdoor spaces in new buildings. New home owners are often excited by all the benefits of urban condominium living but the one thing they think they will miss is having a backyard. Shared rooftop gardens have been incorporated into new developments as a way to satisfy this desire for outdoor living, at the same time providing a communal space for home owners to gather and get to know their neighbors.”

Sasha Faris is the Director of Marketing at Intergulf, and she says, “Well-designed, functional outdoor spaces are proving to be really sought-after amenities for buyers in Vancouver who are living an urban lifestyle and grasping for green spaces. Our experience over the last 30 years has shown that as a developer, we must look beyond the walls of the building and focus on creating a safe community space for residents to able to relax, live a healthy lifestyle and socialize. Our most recent projects all include outdoor spaces such as extensive patios and rooftop lounges.”

As summer is finally here, now’s the perfect time to start planning how you’ll enjoy the great outdoors this year. Here

JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 21

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TOP LEFT

Intergulf Grand Central Patio space TOP RIGHT

Kensington Gardens pool LEFT

Kensington Gardens

are just a few of the notable outdoor amenities that are being offered by forward-thinking developers in Metro Vancouver right now.

Pinnacle’s The One has a gravitydefying infinity pool looking onto the mountains, and Westbank’s Kensington Gardens on Kingsway has a year-round outdoor pool that is efficiently heated by the refrigerator cooling systems in the grocery store below, along with an urban orchard and communal outdoor fireplace.

Intergulf’s Grand Central 3 has an outdoor pool, along with a playground, community garden and a putting green.

In Surrey, 3 Civic Plaza by Century has a dog walking area on the rooftop deck, and the Met 2 in Metrotown has a lawn bowling pitch on the outdoor deck

area. Cressey’s Cadence in Richmond has a Zen Garden for yoga or contemplation as well as a community garden where residents can indulge their green thumbs. Downtown, the Tate Downtown has an expansive residents’ garden with relaxing areas and water features. Wall Centre Central Park offers residents the opportunity to have a garden plot, as well as to relax in multiple garden courtyards.

Station Square in Metrotown will eventually offer residents over three acres of community greenspace, and the proposal for Oakridge Centre calls for an 11-acre podium-level park with a lake, water sculpture garden and one-kilometre running and walking loop, to name just a few things.

And it’s not just towers that are realizing that outdoor space is important.

Mosaic’s Freemont on the Pitt River has a 12,000 square foot Riverclub with an outdoor pool, full outdoor kitchen, as well as bike fixing and dog washing stations.

So in your search for somewhere to live, remember that just because you’re living in a highrise or in an urban area doesn’t mean you shouldn’t have a bit of nature on your doorstep. The concrete jungle is no more, being outside, catching some rays, relaxing in a garden oasis and digging in the dirt for your dinner can all be done even in the heart of the city, and developers all over the lower mainland are making sure there are lots of opportunities to enjoy the outdoors just an elevator ride away from your front door.

22 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

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VANCOUVER

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Jul 11 - 25, 2014 Volume 04 Issue 14

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Single Family Homes from $479,980.

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The Qu QuIrky charms of easT VIllage

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Ins and ouTs of properTy Taxes

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INSIDE THIS ISSUE

IT’S IN TO BE OUTSIDE: OUTDOOR AMENITIES

THE BENEFITS OF SUMMER CONDO SHOPPING

TIPS FOR YOUR DOWNSIZING SALE

NCG VAN Cover-07-11-2014-TL-FIN.indd 1

2014-07-04 3:07 PM

METRO VANCOUVER EDITION

www.homedecorandrenovations.com

July 4 - August 1, 2014 Volume 22 Issue 07

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LOCAL FURNITURE STARS

2014 GVHBA

Parade of Homes - pg. 18

View our Magazines online at NewHomeGuide.ca Like Us on facebook.com/NewHomeGuideMetroVancouver

• ATLANTIC CANADA • CALGARY • EDMONTON • MONTREAL • VANCOUVER • WINNIPEG

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VANCOUVER

JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 27

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CONDO SENSE

// BY CAMERON MCNEILL

SEARCHING IN THE SUNSHINE

Summer shopping has its payoffs

I

s there a “right time” to go looking for a new home? Conventional wisdom says that the spring and fall are the prime time to enter into the real estate market.

However, home shopping can be like investing in the stock market – be a contrarian and you can reap the rewards! Let’s explore some of the reasons why.

01. The Luxury of Time With many people taking the summer off for

Cameron McNeill is the owner of MAC Marketing Solutions, one of B.C.’s and Alberta’s leading real estate sales and marketing firms. Cameron also co-founded TAC Real Estate, a resale firm, and MPC Intelligence, a real estate market-research firm. Together with his experienced and dedicated team of sales, marketing and administration professionals, he has transacted more than 14,000 new homes and $5 billion in sales. Email him at cm@macmarketingsolutions.com or follow him on Twitter @mac_marketing

vacations, or even for relaxing in the city, you might have real estate agents and sales associates in new home sales centres all to yourself. It’s a pleasure to take your time and explore all the home options at your own leisurely pace without feeling the pressure of the next person snapping up the home plan you wanted before you are ready to say “yes!”

02. Supply vs. Demand With less buyers shopping in the market, current homeowners may be more anxious to sell. This may give you an edge. So go ahead – make an offer!

03. S chool enrollment Home hunting in the summer gives you the opportunity to have the kids enrolled for the new school year for fall. Move in early and they’ll have more time to make friends in advance.

04. Outdoor Building Amenities Many developers provide excellent outdoor amenities, such as a rooftop garden, outdoor movie theatre, swimming pools, BBQs, and lounges. The summer months are your best opportunity to enjoy them to their full potential. Getting to know your neighbours at the same time is a bonus! .

05. Meet the Neighbourhood Summertime is when the sun comes out, the clouds shy away, and your neighbourhood comes to life. This is the perfect season to experience the vibrancy around your community. Check out nearby parks, running trails, festivals and many more attractions that may keep you and your family entertained. Learn the local bike routes and discover the closest Farmer’s Market. Tour the community centre – many are newly renovated and offer programs with great value.

06. Condo Warming Season For the majority of homes that are not equipped with air conditioning in Vancouver, July and August can be stifling. Tour your prospective new home in the summertime to experience how hot your home may get. You may also choose to tour at different times of day to see the amount of light you’ll enjoy in your home.

While you may be tempted to enjoy the sunshine and put off house-hunting until the fall, the summertime can be the right season to look for a home at a more relaxed pace, while experiencing the building and surrounding neighbourhoods at their peak.

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VANCOUVER

terrace level 2

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main st.

keefer st.

georgia st.

georgia viaduct

prior st.

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BU R NABY | N E W WE S TM I N S TE R NEW WESTMINSTER

BARNET MARINE PARK

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608 Belmont St 604.522.2583

QUEEN’S PARK

220 Slater St 604.520.9890

B7. ELLIOT ST

336 Columbia St 604.524.8080

B8. TRAPP & HOLBROOK 702 Columbia St 604.525.0223

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5021 Kingsway 604.456.0688

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Griffiths Dr & 14th Ave 604.527.7955

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B3. DOMINION

210 Slater St 604.520.9890

DEER LAKE

DEER LAKE PARK

A8

230 Slater St 604.520.9890

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A4

PATTERSON AVE

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GILLEY AVE

BOUNDARY RD

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1710 Gilmore Avenue 604.291.9130

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18 Begbie Street 604.523.0081

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A5

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WILLINGDON AVE

HASTINGS ST

Barnet Hwy

NORTH RD CL

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CONFEDERATION PARK

BURNABY MOUNTAIN PARK

theamazingbrentwood.com 604.563.8386

A7. STATION SQUARE

A10. ALTITUDE

A8. MET2

A11. LIFT

4670 Assemble Way stationsquare.ca 6550 Nelson Ave 604.899.8800

89955 University High Street 604.456.8883

9350 University High Street, 604.320.3386

libertyhomes.ca

30 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

Aug.17 2012

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BURNABY/NEW WESTMINSTER

ADDRESS

UNIT

PLAN

TYPE

SIZE (sq ft)

BALCONY (sq ft)

VIEW

PRICE

6098 Station Street

502

E2

2 Bed

883

137

SE

$470,900

4670 Assembly Way

706

G

2 Bed

994

90

SW

$534,900

6098 Station Street

810

E1

2 Bed

834

111

NE

$485,900

4670 Assembly Way

1007

D

1 Bed + Den

663

68

NW

$361,900

6098 Station Street

1909

A

Jr 1 Bed

512

38

NE

$281,900

6098 Station Street

2511

C1

1 Bed

583

61

SE

$355,900

6098 Station Street

2706

D

1 Bed + Den

686

117

NW

$394,900

4670 Assembly Way

3011

C

1 Bed

587

61

SE

$366,900

6098 Station Street

3101

C

1 Bed

585

61

SE

$367,900

4670 Assembly Way

3105

B

1 Bed

605

80

SW

$371,900

4670 Assembly Way

3805

B

1 Bed

605

80

SW

$383,900

4670 Assembly Way

5203

A2

Jr 1 Bed

513

38

SW

$349,900

JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 31

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FEATURE DEVELOPMENT

STATION SQUARE Bold new Metrotown // BY SUSAN M BOYCE IT’S OFFICIAL. STATION SQUARE IS A HIT with buyers on the quest for a condominium home in one Metro Vancouver’s hottest neighbourhoods. “We sold over 525 of the homes available in this release in just the first few weeks,” says a clearly ecstatic Greg Zayadi, Anthem’s vice president of sales and marketing. “That’s $225 million worth of real estate — the equivalent of two, typical highrise towers — which proves the depth of demand for quality homes in good Metrotown locations.”

Neighbourhood Vibe “Station Square is one of the largest residential developments in Canada,” Greg says, adding he knows of only two others 32 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

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This is going to be an amazing place to own a home or just hang out.

GREG ZAYADI

that approach the sheer scope of this project. “By the end of the year, there will be just over 1,000 homes plus almost 500,000 square feet of new retail under construction. When complete, there will be more than 2,500 people living here.

Now add in all the public plazas, eateries, galleries, and green spaces — all designed to encourage people to linger and connect just like great cities anywhere in the world — and you’re talking about one very vibrant, active neighbourhood. This is going to be an amazing place to own a home or just hang out, and for us, that’s the real fun of building it.”

Station Square is also already showing a distinct trend toward becoming a family-oriented, multi-generational neighborhood. “Almost three quarters of our buyers are local people who are investing in this location for their family,” Greg says. “We’ve got mums and dads, brothers and sisters, great aunts, kids and grandkids all buying here because they want to have their own homes but live in the same building.”

He laughs. “Several are even buying a suite right next door to their family member.”

Based on the principles of good urbanism, Station Square’s proximity is second to none. “This is a perfect location because of the seamless connectivity with SkyTrain, shopping, services, parks, and schools,” Greg says. “A surprising number of buyers are opting for a single parking stall simply because they don’t need the hassle or expense of two cars.”

Check It Out For Yourself Station Square is brought to you by Beedie Living in partnership with Anthem Properties and is located at McKay Ave. and Kingsway right next to Metropolis Mall.

Presentation centre and display suites are open noon to 6 p.m. daily. Prices start at $283,900 with floorplans ranging from studios to three-bedroom and den.

For more information, visit stationsquare.ca or call 604.438.1113.

JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 33

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3 Bedroom Townhomes 1,510 sq. ft. from $499,900

Now Selling For more information visit libertyhomes.ca This is not an offering for sale. Any such offering may only be made with a disclosure statement. E. & O.E.

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LEARN MORE AT porte.ca/lift 604.320.3386 Pricing subject to change without notice. Sales by disclosure statement only, E&O.E.

Proudly developed by JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 37

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IN THE NEWS

PROPERTY TAX 101 The Real Estate Board of Greater Vancouver has all the information you need about property taxes What are property taxes?

An annual local government tax levied on real property based on BC Assessment’s estimated market value. Local governments calculate the tax by dividing the annual budget by total assessed property values. In rural areas, the province assigns the tax rate. Rates vary among property classes: residential, business, light and heavy industry, farm, recreation, utility and managed forest land.

The assessed value of each property is typically determined annually by BC Assessment, as of the previous July 1.

Where do I find out what my property taxes are?

Look at your tax notice which was delivered by mail in late May or early June. You can also check your local government web site, which may have information. For example, the City of Vancouver has a property tax web page where you can find your account balance. For information contact your local government tax office or BC OnLine.

What happens if I don’t get a tax notice?

You must pay whether or not you have received a notice. Contact your local government finance department and arrange for a duplicate notice. You must ensure that your local government and BC Assessment have your correct mailing address.

What taxes do property owners pay?

Take a close look at your property tax notice. About 50% of the amount owing is levied by the local municipality.

Municipalities are also required to collect the remainder for other taxing authorities and have no control over these levies.

MUNICIPAL TAX is set by council and staff in the local government’s annual budget process and is based on revenue needs for infrastructure and services.

REGIONAL DISTRICT TAX is set by the regional districts for key services such as regional water and sewage treatment.

For example, Metro Vancouver tells their local governments what their revenue needs are, and the local governments collect on their behalf. In rural areas, the province (Surveyor of Taxes) collects for regional districts.

SCHOOL TAX is set by the BC government to fund schools and varies by local government. It’s paid by residential and non-residential property owners.

HOSPITAL TAX is set by the regional hospital districts to help partially fund local health facilities. For example, in Metro Vancouver hospitals are funded by the province, not by property taxes.

Outside Metro Vancouver, hospital taxes are still levied.

OTHER TAXES are set by local taxing authorities and collected by the local government to fund BC Assessment, the Municipal Finance Authority and TransLink.

38 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

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NEW WESTMINSTER STATION

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LV D KW AY B

UB T EA PLA

COAST MERIDIAN RD

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COQUITLAM | PORT COQUITLAM | PORT MOODY | PITT MEADOWS

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FORD RD FRASER RIVER

COQUITLAM 404 - 552 Clarke Ave. 604.936.0336

A2. CHARLAND

102 - 1020 Austin Ave. 604.492.3388

A3. BLUETREE HOMES AT MACKIN PARK

DEWDNEY TRUNK RD

A4. UPTOWN

bosaproperties.com 604-939-2677

A5. REGAN'S WALK Sales Centre #408 - 552 Clark Rd. Burquitlam Plaza 604.492.0222

Brunette & Lebleu Presentation Centre located at 1020 Austin Ave. 604.939.8874

HARRIS RD

HAMMOND RD PITT MEADOWS AIRPORT

A1. COMO

123RD AVE

PORT COQUITLAM

PORT MOODY

B1. ORCHID

C1. THE STATION GOLDEN EARS

2455 Wilson Ave. 604.866.4206

B2. ALTURA

207TH ST

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MARI NE R WAY

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MUNDY ST

AUSTIN AVE

BLUE MOUNTAIN ST

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MA

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210TH ST

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2708 St Johns StBRIDGE St Johns & Moody St 604.492.3338

2345 Welcher Street 604.552.5887

B3. PRIMA

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40 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

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Prices are subject to change without notice. GST not included. E&O.E.

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42 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

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JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 43

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OCT 16-19

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COQUITLAM/PORT COQUITLAM/PORT MOODY

Occupancy 2015

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i Coqu

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$188,900

Orchid’s carefully crafted layouts showcase urban contemporary design inside and out with everything you love at your doorstep.

You’re only steps from the river, adjacent to the Traboulay PoCo Trail and a 5-minute walk from the West Coast Express. On-site amenities include 3 fitness rooms, a yoga studio, sauna, theatre room, pet washing room and a bicycle workshop... to name just a few.

2455 Wilson Avenue, Port Coquitlam WE ACCEPT DEPOSITS PAID BY: Cheque • Credit Card • Bitcoin Quantum Properties, a British Columbia company, has been developing properties and constructing multi-family residential and commercial buildings since 2000. The Quantum Properties Group of Companies includes Quantum Realty and Quantum Properties Construction.

Marketed by Quantum Realty Inc. and Trevor Street, Keller Williams Elite Realty. 778.846.9096. Managed by the Quantum Properties Group of Companies. This is not an offering for sale. Any such offering may only be made by disclosure statement. E. & O. E.

JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 45

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240TH ST

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207TH ST

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PITT MEADOWS | MAPLE RIDGE

102TH AVE

MAPLE RIDGE 1. SIGNATURE AT FALCON CENTRE 11862 226th Street 604.477.1500

2. REFLECTIONS ON THE RIVER

22327 River Road www.reflectionsliving.com

3. RIVERS EDGE 11580 223 St. 604.318.5254

4. 223 NORTH

#102 - 22308 Lougheed Hwy 604.463.0588

46 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

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PITT MEADOWS/MAPLE RIDGE

W !

NOLING SEL

LUXURY WITHIN REACH

AT FALCON CENTRE

Signature at Falcon Centre is a truly exceptional collection of condominiums with a classic red brick exterior in the heart of downtown Maple Ridge. Over-sized windows, expansive living space, and landscaped gardens make the most of the area’s beautiful surroundings. Customization available for a limited time.

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SIO

MIS

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DEWDNEY TRUNK RD

222 ST

PRESENTATION CENTRE

SE

NE

R

RI

V

ER

YB

YP

AS

S

This is not an offering for sale. Any such offer can only be made with a disclosure statement. E&O.E.

signaturefalconcentre.com JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 47

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CONDO PROFILE

REFLECTIONS – THE ULTIMATE IN RIVERFRONT LIVING

Walkable, sought-after, dynamic and charming … there is only one Reflections!

m

// BY MICHELLE HOPKINS

aple Ridge’s riverfront neighbourhood is one of the most desirable new communities in the city. The multi-award winning builder Falcon Homes’ newest property, Reflections, is a selection of 40 high-end residences, ranging in size from 461 to 1,480 square feet in the heart of this vibrant and historic location.

Located in the notable waterside community, this boutique-style project is an ideal blend of rural and urban. The pathway trails system along the Fraser River invites runners, walkers and cyclists to enjoy the beauty of the riverfront.

The contemporary West Coast homes are distinguished by open interiors with nine foot ceilings throughout the first, second and third floors and vaulted ceilings on the fourth, extra wide plank distressed laminate flooring in the entryway, kitchen, dining and living rooms and sprawling windows to bring the outdoors in.

In addition, each home is tastefully decorated with faux-wood blinds and warmed on dreary rainy days by the cozy electric fireplaces with wood mantels and designer tile surrounds (optional).

The kitchen was designed with the gourmet chef in mind and features stainless steel appliances, including a gas range, Quartz countertops, ceramic tile backsplash, modern style full wrap cabinets with under cabinet puck lighting and contemporary pendant lighting at the island/breakfast bar.

The stunning upscale contemporary exteriors are clad in rustic brick with large cedar beam accents. But best of all the outdoor spaces are huge — great for entertaining and for taking in the sweeping mountain and river views.

“Each home has a large patio and nearly all have waterfront views,” says sales manager Natasha Turnbull. “Also, some ground floor homes will have their own private entrance.”

When you want to go out to dine but don’t want to go too far, the beautifully restored Billy Miner Ale House and Restaurant is right next door.

This heritage restaurant offers a glimpse into the past while serving up mouthwatering cuisine and the latest locally inspired micro-brews.

Close to the city centre, Reflections is filled with the amenities and choices that make this neighbourhood unique.

The homes are close to Thrifty Foods, entertainment, great shopping and fine dining. It is also within a short distance to a community centre with pool and sports facilities, Bandstand Park and the library.

For those outdoor enthusiasts, you are close to great hiking at the popular Golden Ears Mountains, camping at Alouette Lake, or lace up your runners and head through the trails in UBC’s Malcolm Knapp Research Forest. Or grab a picnic basket and head to Kanaka Creek Park or to the kilometers of trails just outside your door.

Living at Reflections means you are within easy access to transit and to the West Coast Express Station.

For nearly three decades, Falcon Homes has built a stellar reputation for constructing superior homes.

Known for their building quality and craftsmanship, inspired floor plans and an artist’s sense of colour and texture, Falcon Homes is proud to present their latest development: Reflections.

At Reflections, every detail has been carefully planned to offer superiority and affordable living spaces. Prices start in the mid-$200,000 and completion is slated for summer 2015.

The Reflections presentation centre and show home opens July 19th seven days a week from noon to 5 p.m. at 22327 River Road, Maple Ridge. For more information, call 604.467.0692, email at info@reflectionsliving.com or visit www.reflectionsliving.com to register.

48 METRO VANCOUVER NEW CONDO GUIDE MAY JULY16 11 -- 30, 25, 2014

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PRE

Reflections on the River is a boutique waterside community on the Fraser River in Maple Ridge. Features include over-sized windows bringing the outdoors in, spacious kitchens with gas ranges and folding accordion doors leading to large south facing terraces perfect for entertaining. Reflections on the River, the perfect choice for your next big step in life.

ONE, TWO AND THREE BEDROOM HOMES UP TO 1,530 SQ FT IN A BOUTIQUE WATERSIDE COMMUNITY DEWDNEY TRUNK RD

VANCOUVER

RIV

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7 FR

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604.467.0692

N

LOUGHEED HIGHWAY

223

STARTING JULY 19 Noon-5pm 22327 River Road Maple Ridge, BC

DOWNTOWN MAPLE RIDGE

222 ST

OPEN DAILY

YP

AS

S

R

NOW SELLING • THIS IS OUR FIRST OFFERING FOR PURCHASE • WATER VIEW HOMES WON’T LAST LONG reflectionsliving.com JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 49

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SURREY | LANGLEY 116TH AVE

12 0T H

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108TH AVE

A7

A9

104TH AVE

TYNEHEAD REGIONAL PARK

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A4 88TH AVE

88TH AVE BEAR CREEK PARK

176TH ST

208TH ST

192ND ST

10 RD

B3

A3

R

A7

LO VE

A12

WATERSHED PARK

72ND AVE

A10

64TH AVE

B2

64TH AVE

G

A2

184TH ST

168TH ST

99a

200TH ST

80TH AVE

160TH ST

152ND ST

144TH ST

128TH ST

120TH ST

112TH ST

72ND AVE

A13

61A

AV E

B4

1a

King George Blvd

80TH AVE

96 TH

240TH ST

Fr as

GOLDEN EARS BRIDGE

96TH AVE

RD

GREEN TIMBERS URBAN FOREST PARK

GL OV ER

96TH AVE

232RD ST

A5 A11 A8

216TH ST

S

Fr a

A1

216TH ST

se r

104TH AVE

60TH AVE

58TH AVE

A6

56TH AVE

LANGLEY BYPASS

56TH AVE

B5

B1 Fra s

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10

GR

SURREY A1. WYND

10375 133rd Street 604.951.9283

A2. LUXOR

12039 64th Ave., Unit #104 604.590.8003

A3. SALIX

6477 - 196th Street 604.530.0054

AD

LANGLEY

SERPENTINE FEN NATURE RESERVE

A6. LINGO

5665 177B Street 604.727.5478 99

A11. 3 CIVIC PLAZA

104th Ave & Citypoint Way 604.951.3331

A7. UNIVERSITY DISTRICT

A12. LATITUDE

A8. PARK AVE WEST

A13. LUMINA

104th & University Dr 100 Ave. & Whalley Blvd.

604.233.7748

14358 60th Ave. 604.596.5075 14877 60 Ave. 604.727.5478

ER

D

B1. CORNERSTONE

20678 willoughby Town Centre Drive 604.427.3311

B3. ELEMENTS

20211 66th Ave. 604.533.7718

B4. ATHENRY GATE

A5. VERVE

A10. THE RIDGE AT BOSE FARM

B5. VARSITY

13913 Fraser Hwy. 604.588.3783

16390 64th Ave. 604.888.5514

40TH AVE

B2. KENSINGTON

A9. G3 RESIDENCES 104th Ave. & 154th St. 604.453.6688

48TH AVE

5655 210A Street 604.534.6000

A4. MANAROLA

8695 160th Street 604.825.1038

wy

8312 Street 604.882.8857

20060 Fraser Hwy 604.539.2200

50 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

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TIPS & TRICKS

// BY SHLOMO SHARON

BUDGET & CONDO FEES

Shlomo Sharon is CEO of Taft Management Inc. and a member of CCI since 2002.

Taft Management Inc. is an ACMO 2000-certified property management company and has been providing property management services since 1996.

Visit taft-forward.com for further information or email Shlomo at shlomos@taft-forward.com.

Y

ou’ve purchased a condo and have volumes of papers to take to your lawyer. Before you do, take a look at the budget which is attached to your documents. This budget will serve as the basis for your monthly condo fees. You may wonder how this budget was prepared and

Some developers will subsidize the first year in order to maintain a lower common element maintenance fee. It makes for a more attractive selling feature to a potential condo buyer.

where did these numbers come from? The preparation of the condominium’s first year’s budget is done well before the developer markets the condo to the public.

This information usually comes from a variety of sources: the developer himself, the engineer, the surveyor, the lawyer, the insurance agent and from the designated property management company. This information will include the size of the building, the number of units, parking spots and storage lockers, and what utilities are included as part of the common element fees. Don’t forget about the insurance quote and professional fees, which cover legal, accounting and auditing costs.

The cost of utilities is based on experience with similar buildings in size and type (highrise versus townhomes). However, the cost can vary depending on the demographics of the building, like the number of occupants per unit. Also, weather conditions may be a factor. Frigid temperatures will result in higher gas and electricity consumption. Other items to consider are security, front desk staff, and of course, the Performance Audit and the Reserve Fund Study.

The Reserve contribution in the first year budget may range from 10 to 25 per cent of the operating budget costs. Some developers will subsidize the first year in order to maintain a lower common element maintenance fee. In doing so, it makes for a more attractive selling feature to a potential condo buyer.

Once all of these expenses are calculated, the total condominium fee can be determined. The monthly common element fee for each unit is determined by dividing the total budgeted common element fees attributed to the property by 12. This amount is multiplied by the unit’s percentage contribution to the common expenses (which is determined by its size), to find the monthly individual common element charges.

Remember that the final closing of your purchase may happen two to three years from the day you signed the Purchase and Sale Agreement. The budget you received will include a note that an inflation rate will apply to each year after that date, to protect the developer from likely escalations of various future costs. Any negative variances from the actual results in the first year to the budget, the owners are protected by the responsibility of the developer to cover it under the Condominium Act. Any future year’s deficit is the owners’ responsibility.

It’s not uncommon to see a jump in condo fees in the second year. This can be attributed to a combination of first year actual higher expenses, and the result of finalizing the reserve fund study, which may require a more substantial contribution to the reserve fund account. Owners can view these increases as unjustified, however close analysis will show that they are usually in categories that are beyond the cost control of the Board and Management. These can include reserve fund contributions, utilities and insurance, among others.

A well prepared budget is vital to the well being of the future condo corporation’s affairs. Buyers should review the budget to understand the financial impact of their future home with no surprises on final closing.

52 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

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2014-07-04 5:46 PM

$

20,000

INCENTIVE PACKAGE ON ALL REMAINING HOMES

2 DISPLAYS NOW OPEN Modern 2 Bedroom Condos PRICES STARTING FROM

$

239,900

*

MOVE IN TODAY! Choose from a variety of spacious floor plans, sizes and locations.

68 AVE

*NET OF INCENTIVES

VISIT US TODAY! 6477 196th St, Surrey Call 604.530.0054

64 AVE

Sales Centre Open: 12-5pm (Except Friday)

SalixLiving.com

This is not an offering for sale. Prices and incentives are subject to change or can be withdrawn without notice. Prices exclude tax. Please speak to the Woodbridge sales team for offer details. E.& O. E.

053-Salix 07-11-14.indd 1

2014-07-04 3:45 PM

FREE METRO VANCOUVER EDITION www.homedecorandrenovations.com

VANCOUVER’S EXCITING FREE MONTHLY HOME DESIGN MAGAZINE Featuring the newest products and hottest design trends for your home, inside and out.

604.519.6080

054-Renovation Promo.indd 56

www.homedecorandrenovations.com

TUSCAN DEVELOPMENTS: HAPPY CLIENTS ARE PROOF OF SUCCESS PLUS

LOCAL FURNITURE STARS

JUNE-JULY 2014 VOLUME 13 ISSUE 3

2014 GVHBA

Parade of Homes - pg. 18

JUN/JUL ISSUE on stands now!

2014-07-04 3:45 PM

SURREY/LANGLEY

BO

PH

OK

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VIP

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IN

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TT N OD AY !

BOLD NEW COUNTRY MODERN CONDOS The Ridge at Bose Farms is a collection of spacious country modern condos on an old Surrey landmark – the historic Bose Family Farm

SURREY’S MOST POPULAR COMMUNITY PHASE 2 PRICING FROM $162,900* PHASE 1 - 2 BEDROOMS FROM $255,900*

TheRidgeAtBoseFarms.com 604.888.5514 Prices and incentives subject to change or be withdrawn without notice and do not include taxes. E.& O.E.

64th Avenue between 160 & 164 Street, Surrey Presentation Centre Open Daily 12–5 (except Fridays)

JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 55

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2014-07-07 9:15 AM

MARKETPLACE

NAUTICAL VS TROPICAL Decorating is all about choices! We show you how to instantly update your space with key pieces that suit your preferred style. // BY SARA DUCK

2

2

1 1

3

3

5

4

6

4

5

1. Tera Gear Muskoka Chair in Navy. $89. VISIT

1. Ixtapa Tonal Green Lounge Chair. $279. VISIT CB2.COM

REALCANADIANSUPERSTORE.CA 2. Bevista Tray. $6. VISIT IKEA.CA

2. Watermelon Serving Bowls. $12 to $46. VISIT PIER1.CA

6

3. Wooden Decorative Sailing Boat. $121. VISIT OVERSTOCK.COM

3. Seedpod Birds. $9 each. Visit westelm.com 4. Hula Lamp. $100.

4. Rope Knot Table Lamp Base. $169. VISIT POTTERYBARN.COM

VISIT CB2.COM 5. Hand-painted Floral 20-inch Outdoor Pillow. $40.

5. Tonal Stripe Pillow Cover. $87. VISIT WILLIAMS-SONOMA.COM

VISIT CRATEANDBARREL.COM 6. Woven Sea Grass Napkin Rings. $26 for set of four. VISIT WILLIAMS-SONOMA.COM

6. Sahil Napkin Rings. $37 for set of four. VISIT WILLIAMS-SONOMA.COM 56 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

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2014-07-04 5:46 PM

All 1 Bedroom Homes $

All 2 Bedroom Homes $

10,000 OFF

20,000 OFF

PLUS GST AND BC TRANSITION TAX INCLUDED. LIMITED TIME OFFER

MOVE IN TODAY

LUXURY IS STANDARD AT LUXOR

OWN FROM $ /MTH*

Condos from $224,900

OWN TODAY

731

Special Financing Packages Available

*see sales staff for promotion details

HOURS: Monday to Thursday 12-5pm Saturday & Sunday 12-5pm

REGISTER NOW!

luxor-living.com 604-590-8003

To Vancouver

15 min. to YVR Airport & 15 min. to US Border

Scott Rd.

FURNISHED SHOW SUITE: 12039 - 64th Ave., Unit 104, Surrey Corner of Scott Rd & 64th Ave

64th Ave. 58th Ave.

FOLLOW US ON FACEBOOK @ Luxor Homes

LUXURY HOME COLLECTION GROUP

FOLLOW US ON TWITTER @ twitter.com/luxorliving

Solon Bucholtz

Hwy. 99

To US Border

MARKETING AND SALES BY: Wolstencroft Realty

R E A L E S TAT E M A R K E T I N G

*Selected Homes subject to change without notice. Limited time offer, see sales staff for details. This is not an offering for sale. Any such offering can only be made with a disclosure statement. E.&O.E.

057-Luxor 06-27-14.indd 21

2014-07-04 5:34 PM

IN THE MARKET FOR A

NEW HOUSE

OR A CONDO?

We think finding a home is a lot more than simply finding the right property.

That’s why we put you right in the middle of the search process.

Search your favorite neighbourhood

Find out about nearby services and amenities

View new construction projects and register to get the latest info

Visit the new real estate section on canpages.ca and start looking for that special place.

Powered by

058-Canpages 2013.indd 67

2014-07-04 5:56 PM

SURREY/LANGLEY

LOWEST PRICE, BEST QUALITY, AND CENTRAL LOCATION 2 NEW IN-BUILDING DISPLAY SUITES

WALKING DISTANCE TO ALL YOUR AMENITIES

2 BEDROOM + 2 BATHROOM $229,800 TO $300,900 LIMITED TIME SAVINGS UP TO $15,000 In-building Presentation Centre 20068 Fraser Hwy Langley Open 12-5pm daily (closed Fridays) and by appointment

604.539.2200 LIV E a t VA RS IT Y.COM *Developer reserves the right to change the information herein.

Renderings and images are approximate only. E. & O.E.

JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 59

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HOME SWEET HOME

// BY LYDIA MCNUTT

CANADA’S HOUSING UN-AFFORDABILITY

Lydia McNutt is an award-winning writer and editor of New Condo Guide.

Lydia’s love of architecture, interior design and the written word have landed her happily at home at Wall2Wall Media, where real estate rules. Email Lydia.McNutt@wall2wallmedia.com, and follow her on Twitter @LydiasTweets

I

f you’re shopping for a home in Vancouver, or in any of Canada’s larger markets, you’re likely experiencing some frustration. And that feeling is growing as housing affordability continues to drop.

Long before you “officially” started your home hunt, you started compiling your list of must-haves. I know I did. My ideal included a four-bedroom detached house on a large lot, within walking distance of the subway line, with a park, shopping and nightlife nearby.

(Schools weren’t on my radar yet, but that, too, would come.)

So when the time came to shop for our first home, my husband and I were disappointed to learn what our measly budget could buy. And

it wasn’t even all that measly!

The modern homebuying reality for most Canadian buyers – especially first-timers – is a question of either/or. It seems you just can’t have it all.

RBC Economics’ latest Housing Trends and Affordability Report indicates that the cost of homeownership is on the rise.

The housing affordability index captures the proportion of pre-tax household income required to own and operate a home at current market value. The greater the measure, the worse the affordability. For example, a measure of 50 per cent means owning a home – including mortgage payments, utilities and property taxes – will eat up 50 per cent of a typical household’s pre-tax income. when you’re applying for a mortgage, lenders add up your housing costs and calculate what percentage they are of your gross monthly income, known

60 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

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When you’re applying for a mortgage, lenders add up your housing costs and calculate what percentage they are of your gross monthly income, known as your Gross Debt Service Ratio (GDS). According to the CMHC your GDS should be 32 per cent of your monthly income.

as your Gross Debt Service ratio (GDS). According to Canada Mortgage and Housing Corp., to be considered for a mortgage, your GDS should be 32 per cent or less of your pre-tax household monthly income.

What does this mean for homebuyers? Quite simply, they’ll need to increase their income, or decrease their housing budget – and expectations. If you’re dreaming of a single-detached, two-storey life in Vancouver, be prepared to shell out 51 per cent of your pre-tax income, providing you earn at least an “average” income. After taxes and living expenses, that doesn’t leave much for your rainy-day fund, never mind your retirement in 35 years!

Today, more than ever, creating a realistic budget is key. This will be your starting point – before you even begin thinking about your list of must-haves and nice-tohaves. Your budget will define what area you can afford to live in, the type of home, and the lifestyle you will lead long after the paperwork has been signed and the boxes unpacked.

Determine what you can comfortably afford. And I don’t mean the mortgage amount you’ve been preapproved for. Calculate your monthly mortgage payments, property taxes and utilities. Now, do you have student loans? Do you drive a car? Do you expect to eat on a daily basis? Do you, or are you planning to have kids? Will they be eating too? Don’t forget about those retirement savings!

If it costs money, factor it in.

Only now can you think about the home itself. Really think about it. Who says the key to happiness is a 2,500sq.-ft. detached house? Maybe your lifestyle would be better suited to an urban condo, where you don’t have to worry about things such as mowing the lawn and shoveling the snow. Weigh the pros and cons, then decide.

The perfect home is out there, with something suited to every budget. Maybe you’ll just have to explore some different definitions of “home” to find the right one.

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SURREY/LANGLEY

YOU SNOOZE YOU LOSE OVER 70% SOLD!

20 HOMES REMAINING UNDER $229,900 8 HOMES REMAINING UNDER $200,000 DON’T MISS YOUR BEST OPPORTUNITY TO BUY IN 2014. MOVE IN TODAY.

604.534.6000 cornerstoneliving.ca Sales Centre and three fully-furnished Display Homes 56th & 210A St, Langley | Open daily (closed Friday) from 12 to 5 pm.

Marcon Homes (Cornerstone) Ltd.

Limited time offer. Prices subject to change without notice. Please see our sales representative for further details and exact terms of this offer. E. & O.E.

62 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

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SURREY/LANGLEY

MOV E IN NOW! Affordable + Quality + Value = Athenry Gate Home Feature: • Quiet location • Superior sound proofing • Large private yard (D5 & E) • Unbeatable value

ONLY

21

HOME REMAIN S ING

Limited Time Pricing 2 BEDROOMS from $219,900

ATHENRY GA TE

2 BEDROOMS + DEN from $275,000 3 BEDROOMS

340,000

$

athenrygate.com 107-20861 83 Ave, Langley

Sales Centre Open Mon-Thurs 12-6pm, Sat-Sun 12-5pm

Sales and Marketing

by Solon Bucholtz 778.995.7467 JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 63

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We’ll take care of your home like it’s our own.

BCAA provides award winning home insurance with the savings you deserve.

Find out more at bcaa.com/protected Home Insurance is sold through BCAA Insurance Agency and underwritten by BCAA Insurance Corporation.

064-BCAA.indd 1

2014-07-04 3:45 PM

SURREY/LANGLEY

5%

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O M

Come together in the heart of Willoughby Visit our fully furnished 2 Bed, 2 Bath + Den display suite.

1 Bedroom, 1+Den, 2 Bedroom, 2+Den 660 - 1360 sq.ft. Condominiums Priced from $199,900 This beautiful collection of condominium homes places you at the centre of the walkable, urban community of Willoughby Town Centre at 208th St./80th Ave. Visit our website to see all the retail shops and services now open.

KENSINGTON PRESENTATION CENTRE Open Daily Noon to 5pm C-110, 20678 Willoughby Town Centre Drive Langley, BC | Phone: 604.427.3311 Email: kensingtonsales@mylasso.com

@WilloughbyLife | Willoughby Town Centre

liveatkensington.ca

80th Ave. 208th St.

Willoughby Town Centre

DEVELOPED BY

JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 65

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10

176TH ST

184TH ST

176TH ST

184TH ST

168TH ST

152ND ST

y King George Hw

SOUTH SURREY | WHITE ROCK

40TH AVE SERPENTINE FEN NATURE RESERVE

7

SC

E CR

CRESCENT BEACH / BLACKIE SPIT

TR

EN

99a

D

99

2

32ND AVE 6

SUNNYSIDE ACRES URBAN FOREST PARK

CRESCENT PARK

24TH AVE

Ki

24TH AVE

164TH ST

26TH AVE

24TH AVE

ng 1

INE

16TH AVE 160TH ST

148TH ST

168TH ST

152ND ST

140TH ST

3

8

MA5 R

y

16TH AVE

4

Hw

128TH ST

ge

16TH AVE

or

20TH AVE

Ge

SOUTH SURREY ATHLETIC PARK

DR

15 10TH AVE 8TH AVE

8TH AVE

SOUTH SURREY / WHITE ROCK 1. SALTAIRE

Johnston Rd & Thrift Ave 604.662.3700

2. KINGSTON HOUSE

3. GEMINI

15336 - 17A Ave 604.536.1663

4. ADAGIO

3323 - 151st St 604.541.8092

20th Ave. & 154th St. 604.531.6659

5. NEWPORT AT WEST BEACH

14949 Marine Drive 604.536.0256

6. SOUTH POINT WALK 29A Ave & 152 St 604.560.3238

7. EDGEWATER

36 Ave & 152nd St. 604.818.5603

8. ROYCE

14855 Thrift Ave 604.538.8028

66 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

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SOUTH SURREY/WHITE ROCK

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aid

y es

tHi SM

on tH

true White Rock With over half our homes already spoken for, now’s the time to claim your view in White Rock’s most sought after address.

Select from our award winning collection of 1, 2 and 3 bedroom residences offering both spacious indoor & outdoor true White Rock living.

Move in by next Spring.

Homes available from $314,900 to $1,500,000

Presentation Gallery and Display Home Open Daily 14855 Thrift Avenue

®

068-Royce 07-11-14.indd 1

Appointments Recommended 604.538.8028

Royceliving.com

Sales and Marketing by Fifth Avenue Real Estate Marketing Ltd. www.fifthave.ca

Prices quoted are subject to change without notice and exclude applicable sales tax. E&OE.

2014-07-04 3:45 PM

SOUTH SURREY/WHITE ROCK

JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 69

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R IVE

KNIGHT ST

99 VANCOUVER INTERNATIONAL AIRPORT (YVR)

R DR

R I C H M O N D | D E LTA | L A D N EDRR | T S A W W A S S E N RICHMOND

DR

NO 3 RD

Richmond Hwy

CAMBIE RD

Westminster Hwy

g

ALDERBRIDGE WAY

LANSDOWNE PARK MALL

RICHMOND NATURE PARK

99

RICHMOND CENTRE

GRANVILLE AVE

NO 4 RD

GRANVILLE AVE

R DR

91

NO 6 RD

NO 5 RD

SHELL RD

GARDEN CITY RD

R KE BA RU SS

NO 4 RD

WESTMINSTER HWY

RICHMOND NATURE PARK

CAMBIE RD

R IVE

CAMBIE RD BRIDGEPORT RD

GRANT MCCONACHIE WAY ALDERBRIDGE WAY

LANSDOWNE PARK MALL

RICHMOND CENTRE

NO 6 RD R IV ER

A7

GRANVILLE AVE

99

W AY

NO 3 RD

A4 A2

NO 5 RD

GARDEN CITY RD

W AY R KE BA SS RU A5

WESTMINSTER HWY

CAMBIE RD

VANCOUVER INTERNATIONAL AIRPORT (YVR)

A6

SHELL RD

BRIDGEPORT RD GRANT MCCONACHIE WAY

KNIGHT ST

R IV ER

Richmond Hwy

91

Westminster Hwy

GRANVILLE AVE

99

BLUNDELL RD

RD R VE RI

W AY

RD

ive r

NO 6 RD

se rR

ive r

Fr a

se rR

62ND B ST

B ST

RN

SD

R

OV E

RD

RO 47TH AD

A AVE

48TH AVE

53RD ST

GR

W

A5. RIVER GREEN

Oval Village 5640 Hollybridge Way 604.276.8683

A6. TEMPO

6511 Buswell St ellerichmond.com

7720 Alderbridge Ave 604.276.8885

A8. THE GARDENS

Steveston Hwy & #5 Rd 604.271.3331

17

28TH AVE

ENGLISH BLUFF RD

A4. CADENCE BY CRESSEY

5171 Brighouse Way 604.233.2633

41ST B ST

Presentation Centre No 3 Rd and Bennet 604.278.3939

A7. ELLE

56TH ST

28TH AVE

A3. HARMONY

U R DR

Sales Centre 7100 Elmbridge Way 604.282.7838

BU

ARTH

A2. RIVER PARK PLACE

ER

R IV

U R DR

AC H

ER

R IV

RICHMOND 10111 River Drive 604.231.5900

R

W RD

17

41ST B ST

CE M ETE RY

72 AVE

A1. PARC RIVIERA

SD

ARTH

BE

RI VE R

Y WA

BOU N DARY BAY R EG IONAL PAR K

53RD ST

EL RD N

O

NO 3 RD

N KSO

113 ST

115 ST

DR

SOUTH DE LTA PAR K

74 AVE

56 ST

8A AVE

8A AVE

RN

48TH AVE

47TH A AVE

JAC

12 AVE

53A ST

75A AVE

BU

17

55 ST

53A ST

52 ST

75 AVE

RE

D E LTA

CHALM E R S PAR K

12 AVE

119A ST

O YM RR

DE LTA NATU R E R E S E RVE

DR

78B AVE

BA

IC A

MONROE DR

116 ST

N

118 ST

O

112 ST

M

ST

B EACH G ROVE GOLF C OU R S E

80 AVE

SA

NT A

82 AVE

DEAS ISLAND REGIONAL PARK

G RAU E R PAR K

C OAST TSAW WAS S E N I N N

MACK I E PAR K

ENGLISH BLUFF RD

BL VD

SCOTT RD

E

y

NORDEL WAY

is Hw

c Anna

91

84 AVE

80 AVE

IR

55

TSAW WAS S E N GOLF CLU B

W

I LT SH

AVE FINN 18 RD

LADNER

RI VE R62ND RD

112 ST

NO 3 RD

17

S P LAS H D OW N PAR K

DEAS ISLAND REGIONAL PARK

FINN RD

TSAW WA S S E N

56 ST

90 AVE

NORTH DE LTA PAR K

RD

52 ST

116 ST

MONCTON ST

ER R IV

Steveston Hwy

RD

MONCTON ST

GARRY POINT PARK

96 AVE

GARRY POINT PARK

ER R IV

Steveston Hwy

A8

Steveston Hwy

NO 5 RD

SOUTH ARM PARK

Fr a

Steveston Hwy

NO 4 RD

WILLIAMS RD

NO 5 RD

NO 3 RD

GILBERT RD

FRANCIS RD

NO 2 RD

RAILWAY AVE

SOUTH ARM PARK

NO 4 RD

NO 1 RD

WILLIAMS RD

NO 3 RD

GILBERT RD

RD FRANCIS FRANCIS RD

NO 2 RD

NO 1 RD

RAILWAY AVE

FRANCIS RD

NO 6 RD

BLUNDELL RD

12TH AVE

070-Richmond Delta 2014_CG.indd 70

56TH ST

6TH AVE

70 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

4TH AVE

1ST AVE

2014-07-04 3:47 PM

M

OV E

IN

TO DA y!

RICHMOND’S BEST-PRICED NEW COMMUNITY

OWN WITH ONly

$4,800 DOWN! $88 FOR YOUR SECOND PARKING STALL

FINAl RElEASE NOW SEllING

VISIT OUR NEW ON-SITE SAlES CENTRE AND DISPlAy HOME 2 Bedroom homes from $298,800 10880 No. 5 Road at Steveston Hwy, Richmond Open daily 12 - 6pm, closed Fridays or by appointment liveatthegardens.ca 604.271.3331

Prices and incentives are subject to change without notice. The developer reserves the right to make changes to the information contained herein. E. &O.E.

071-The Garden 07-11-14.indd 1

2014-07-04 3:45 PM

CONDO WATCH

Ellis Kerrisdale ON THE STREET East Boulevard and West

44th Avenue ON THE WEB liveatellis.com INFO 604.264.6701 HIGHLIGHTS A truly boutique collection of just 10 two-bedroom condominiums in the heart of one of Vancouver’s most unique, prestigious neighbourhoods.

This concrete building boasts a dramatic, contemporary architecture and spacious, air-conditioned suites. Register today so you’re in the know as more information on this very limited offering is released.

CONDO MARKET WATCH Condominium homes to keep your eye on

Tower Green at West Vancouver ON THE STREET 195 West 2nd Avenue (at Columbia Street) ON THE WEB TowerGreenLiving.com INFO 604.707.9378 HIGHLIGHTS Registration is underway for the new phase is coming to this popular False Creek Village neighbourhood. More than 100 homes priced from $309,900 in an ideal location just steps from the Seawall.

Stylish finishings include quartz counters, marble tile backsplash, and European appliances. Onsite amenities include technology lounge, fitness centre and large daycare facility. When complete, West will also add more than 43,000 square feet of new retail and restaurants.

Aldynne on the Park Burnaby ON THE STREET 5808 Patterson Avenue ON THE WEB polyhomes.com

Beverley White Rock ON THE STREET 1458 Vidal Street ON THE WEB cressey.com HIGHLIGHTS Cressey is coming to White Rock. Ideally situated on Vidal Street between 16th Avenue and Thrift, this midrise community will offer a quaint, quiet ambiance plus all the sizzling, contemporary finishings you’ve come to expect from a Cressey home. One- to three-bedroom floorplans, many with beautiful ocean views. Plus it’s just minutes to the Semiahmoo Shopping Centre, White Rock Promenade, and easy access to Vancouver or the US border. Priority register early for this rare opportunity.

Orchid Richmond ON THE STREET No. 3 Road and Lansdowne ON THE WEB liveatorchid.ca HIGHLIGHTS This boutique, concrete highrise is coming soon to the heart of Richmond Central and just steps from Lansdowne Station and Lansdowne Centre. Brought to you by Beedie Living — meaning you can expect exceptional quality, craftsmanship, and innovation.

Register online to get more information as soon as it’s released.

INFO 604.451.9517 HIGHLIGHTS Celebrate your 222-acre “front yard” at this impressive new offering from Polygon. Situated across the street from Burnaby’s Central Park, this concrete highrise offers spacious, air-conditioned residences that combine inviting comfort with spectacular floor-to-ceiling views of green spaces and cityscape. Just minutes from the diverse shopping and other city amenities of Metropolis at Metrotown and steps to SkyTrain for when you want to be whisked away to downtown Vancouver. Be sure to register now for more information as it’s released.

TELL Us Your News GOT a new development, opening, or other news you’d like us to feature in Condo Market Watch? Drop me a note at condomarketwatch@wall2wall media. com, and we’ll do our best to get you in the next edition.

Tell Us Your News Got a new development, opening, or other news you’d like us tofeature in Condo Market Watch? Drop us a note at condomarketwatch@wall2wallmedia.com, and we’ll do our best to get it in the next edition.

72 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

072 CondoMarketWatch_July11_TL.indd 72

2014-07-04 5:46 PM

RICHMOND/DELTA/LADNER/TSAWWASSEN

1 BEDROOMS FROM $318,800 2 BEDROOMS FROM $393,800

PRICES INCLUDE NET GST**

NOW UNDER CONSTRUCTION DISCOVER CENTRE OPEN DAILY 12 Noon to 5 PM (except Fridays) 7180 No.3 Road Richmond BC

604.278.3939 HarmonyRichmond.com

JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 73

073-Harmony 05-30-14.indd 73

2014-07-04 3:45 PM

RO SS RD

NM

Sky H

wy

R VE GO TR

Sea To

EN D

NORTH SHORE | SQUAMISH | WHISTLER DEPOT RD

DR ORO

UG H

LONSDALE AVE

DR E NS

CHEAKAMUS WAY

1a MARINE DR

GA

A10

RI

BOULEVARD

BA I LD

MARINE DR

S

Y WA W AY

KI

E YR

DR

NT

A9

S ND LA GH

A8

y

a

Se

VE R GO

NM

E NT

To

Sk

y

w

RD

LOGGERS LN

QU E E NS WAY

RAVEN DR

A2. REMIX

A8. T HE ANCHOR

A3. L ODEN GREEN

A9. T HE SHORE

2135 Heritage Park Lane 604.988.0022

ROBIN DR

99

A4. O RIZON ON THIRD Sale Centre 21 Lonsdale Ave 604.638.6240

A5. 1 5 WEST

CH E

B UC

SQUAMISH

KLEY AVE

UD TEA PLA

AR

LYNN CANYON PARK

A3

rton

Dolla

Hwy

R

VE YA WA V ST TA WE NU VE ST E KA CH OC L M DR HE RD O ILF GU

1308 LONSDALE AVE 604.988.8540 131 E 3rd St 604.988.8800

Presentation Centre 238 Fell Ave 604.980.0016

A10. HEYWOOD ON THE PARK 1621 Hamilton Ave 604.985.0003

RR

Y DR 5th just off Lonsdale 1 604.980.9949

A6. C ANYON SPRINGS 2517 Mountain Hwy 604.973.0298

VAL LEY

DR

3R

2N

DA VE DA VE

CL

KEITH RD E

A7. CENTERVIEW

#103 - 735 West 15th St 604.924.4488

FINCH DR

DR

RD

MT SEYMOUR PKY

A1. LOCAL ON LONSDALE W 17th Street and Lonsdale 604.998.0219

BRENNAN PA R K

KE

EY LL VA

NORTH SHORE

CENTENNIAL WAY

MAGEE ST

A7

A4

N

E L R D MAI N LEVE ST LOW

STANLEY PARK H

A5

N LY

A6

A1

KEITH RD W SEABUS

HI

MAMQUAM RD

A2

Mountain Hwy

TH B

MATHERS AVE

DEMPSAY RD

SD AL EA VE

DR

LIGHTHOUSE PARK

DALE R D

LO N

INE

CH IPPE N

CAPILANO RIVER REGIONAL PARK

PERTH DR

MAR

RD

STE V

L OW

SOU

R CYP

B ESS

TANTALUS RD

CYPRESS FALLS PARK

15TH ST

NELSON CANYON PARK

LYNN HEADWATERS REGIONAL PARK

21ST ST

DR

CYPRESS

25TH ST

RUN

CYPRESS BOWL RD

EAG LE

NORTH SHORE

74 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

074-North Shore Squamish Whisler 2014_CG.indd 74

2014-07-04 3:47 PM

NORTH SHORE/SQUAMISH/WHISTLER

SEE WHAT YOU CAN BUY WHAT YOU CAN SEE Our Street facing Townhome, our unique two-level Skyhome, and our Subpenthouse with unforgettable views are move-in ready with room for entertaining and lots of thoughtful storage – these homes are built for living. Some of the homes available: Suite

Price *

Plan

Type

Area *

510

P-G

2 BR

1,083 sf

$ 699,900

View

601

T-A1

2 BR

898 sf

$ 589,900

W

1603

T-G

2 BR

955 sf

$ 659,900

NW

1903

SPH-K

2 BR + DEN

1,230 sf

$ 999,900

NE

TH 1623

TH-C

2 BR

1,211 sf

$ 679,900

E

W

Presentation Centre 1639 Eastern Ave at 17th, North Vancouver Open Daily 12 - 5 pm, Closed Friday *The Developer (Anthem Local Development LP) reserves the rights to make changes and modifications to the information contained herein.

Promotions, prices and availability are subject to change without notice. Please contact a developer sales representative for details. E. & O. E.

localonlonsdale.com • 604 998 0219 JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 75

075-Local 07-11-14.indd 75

2014-07-04 3:45 PM

NORTH SHORE/SQUAMISH/WHISTLER LIMITED EARLY SALES OPPORTUNITY

Sales Commencing Soon

76 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

076-COM.indd 76

2014-07-04 5:34 PM

HOMEBUYERS’ HELP

condo buyers’

resource section

YOU LOVE THE CONDO, SEE WHAT YOU CAN AFFORD! Calculate your mortgage payments using the mortgage payment calculation chart

JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 77

077-79 HomebuyersResource_TL.indd 77

2014-07-04 5:48 PM

HOMEBUYERS’ HELP

Calculate your mortgage payments interest rate

amortization period

chart figure

mortgage amount ÷ 1,000

monthly payment

EXAMPLE: 5%

25 YEARS

5.82

125 (mortgage amount $125,000)

$

Follow these steps to see if you’ll qualify for a mortgage on your dream condo 01 Calculate the combined monthly before-tax income of you and your spouse.

02 Divide by three. This figure is the monthly payment you can afford to make on your condo.

03 Take the total price of the condo and subtract the amount of money you expect to make as a down payment.

This is the money you will have to borrow.

04 Refer to the chart on the opposite page. Look down the left column and locate the interest rate you expect to pay. Line this up with the amortization period of your choice. (Most first-time buyers take the 25-year amortization.)

05 Multiply this figure by the amount you need to borrow.

Divide by 1,000.

06 Add to this your estimated monthly heating costs and monthly property taxes.

07 If this figure is equal to or less than one-third of your gross monthly income (calculated in Step 2), you’ll qualify for a mortgage on your dream condo.

Bear in mind that this is a rough estimate.

If you have several other large loans already, you may qualify for less. Also, banks and trust companies vary in their policies. The best way to know what you can afford is to go to the lending institution of your choice and get pre-qualified.

78 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

077-79 HomebuyersResource_TL.indd 78

2014-07-04 5:48 PM

Mortgage payment calculation chart

%

Amortization Periods

INTEREST RATES

10 YEARS

15 YEARS

20 YEARS

25 YEARS

30 YEARS

3.00%

9.65

6.90

5.54

4.73

4.21

3.25%

9.76

7.02

5.66

4.86

4.34

3.50%

9.88

7.14

5.79

4.99

4.48

3.75%

9.99

7.26

5.91

5.13

4.61

4.00%

7.38

6.04

5.26

4.76

10.11

4.25%

10.23

7.50

6.17

5.40

4.90

4.50%

10.34

7.63

6.30

5.53

5.04

4.75%

10.46

7.75

6.44

5.67

5.19

5.00%

10.58

7.88

6.57

5.82

5.34

5.25%

10.70

8.01

6.74

5.96

5.49

5.50%

10.82

8.14

6.85

6.10

5.64

5.75%

10.94

8.27

6.98

6.25

5.79

6.00%

11.07

8.40

7.12

6.40

5.95

6.25%

11.19

8.53

7.26

6.55

6.11

6.50%

11.31

8.66

7.41

6.70

6.26

6.75%

11.43

8.80

7.55

6.85

6.42

7.00%

11.56

8.93

7.69

7.00

6.59

7.25%

11.68

9.07

7.84

7.16

6.75

7.50%

11.81

9.21

7.99

7.32

6.91

7.75%

11.94

9.34

8.14

7.47

7.08

8.00%

12.06

9.48

8.28

7.63

7.25

8.25%

12.19

9.62

8.44

7.79

7.42

8.50%

12.32

9.76

8.59

7.95

7.59

8.75%

12.45

9.90

8.74

8.12

7.76

9.00%

12.58

10.05

8.86

8.28

7.93

9.25%

12.71

10.19

9.05

8.45

8.10

9.50%

12.84

10.33

9.20

8.62

8.28

9.75%

12.97

10.48

9.36

8.78

8.45

10.00%

13.10

10.63

9.52

8.95

8.63

10.25%

13.24

10.77

9.68

9.12

8.80

10.50%

13.37

10.92

9.84

9.29

8.98

10.75%

13.50

11.06

10.00

9.46

9.16

11.00%

13.64

11.22

10.16

9.63

9.34

11.25%

13.77

11.36

10.32

9.80

9.52

11.50%

13.91

11.52

10.49

9.97

9.70

11.75%

14.04

11.66

10.65

10.15

9.88

12.00%

14.18

11.82

10.81

10.32

10.06

12.25%

14.32

11.97

10.98

10.49

10.25

12.50%

14.46

12.13

11.15

10.67

10.43

12.75%

14.59

12.28

11.31

10.85

10.61

This table shows the monthly payment of principal and interest for each $1,000 of mortgage. Example: The monthly principal and interest payment for a $125,000 mortgage with a 25-year amortization period at 5% is as follows: ($125,000 รท 1,000) X 5.82 = $727.50 JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 79

077-79 HomebuyersResource_TL.indd 79

2014-07-04 5:48 PM

BRITISH COLUMBIA’S

NEW CONDO DEVELOPMENTS PROJ ECT

TYPE

C O N TA C T

PRICE

PROJ ECT

ABBOTSFORD

Abacus Uptown Hudson Lofts2 Lift Mahogany at Mill Lake Waterleaf

LR LR LR HR LR

604.854.1201 hudsonloft.ca 604.557.1047 604.746.1551 604.850.3694

Call Coming Soon Call Call From $179,900

604.541.9517 604.456.8883 604.291.9130 604.563.8386 libertyhomes.ca 778.331.0348 604.320.3386 liveatburnabyheights.com 604.899.8800 604.899.8800 604.435.9477 604.435.9477 604.435.8866 604.439.9580 604.456.0688 604.431.6033 604.754.7338 604.527.7955 604.525.8496 604.435.8866 604.298.8800 604.438.1113 604.528.8906 604.218.3338 604.874.9232

Now Previewing From $239,900 Call From $299,900 From $239,900 From $209,900 Call Coming Soon From $349,800 Coming Soon Call From $439,900 Call Call Call Call From $274,900 Call Call Call From Low $300’s Call From Low $300s From $249,900 From $299,000

SF/LR/TH LR

604.824.5062 1.800.830.7175

Call From $184,900

HR HR LR/TH LR LR LR HR

604.472.1123 604.931.0302 604.939.8808 604.492.3388 604.939.0018 604.936.9300 604.942.2672

Call From Low $200’s From $249,900 Call From $189,900 Call From $273,900

BURNABY

Aldynne on the Park Altitude Aviara Brentwood CentreBlock at Univercity Highland House Lift Madison Met 1, The Met 2, The Metro One Metro Two Metroplace Moda Modello OakTerra Oro Red Bricks Reflections Silver Solo District Station Square Storybrook Trio Wall Centre Central Park

HR HR HR HR HR MR LR/TH LR HR HR LR LR HR HR HR LR LR LR HR HR HR HR LR LR HR

Penthouse (PH)

Live Work (LW)

City Home (CH)

PRICE

604.936.1888 778.829.1500 604.472.9555 604.472.9555 604.288.9888 604.939.8874 604.464.2701 604.492.0222 604.939.2677

From $235,400 From $220,500 From $599,900 From $291,900 Call From $199,900 Call From $199,900 From $258,900

LR HR

604.590.8003 604.594.7473

From $199,900 From $189,000

LR LR LR LR LR LR LR LR

604.882.8857 604.534.6000 604.533.7718 604.377.7000 604.427.3311 604.514.1530 604.539.2200 yorksoncreek.com

From $137,500 From $199,900 From $159,900 Coming Soon From $199,900 From $224,900 From $139,900 From $179,900

LR LR LR LR LR LR LR LR LR LR

604.463.0588 604.318.5254 604.466.8783 604.522.8970 604.477.1500 604.467.8884 reflectionsliving.com 604.318.5254 604.467.9300 604.380.0300

From $174,900 Call From $149,900 Coming Soon Call Call Coming Soon From $170,900 Coming Soon From $189,900

HR HR HR MR LR HR LR LR LR

604.377.9630 604.694.1188 604.523.0733 604.525.8980 604.520.9890 604.524.8080 604.520.9890 604.523.0733 605.523.0733

Call Coming Soon Call Call From $218,900 Call Call Call From $239,900

NORTH DELTA

LANGLEY

Athenry Gate Cornerstone Elements Focal Pointe Kensington Suede Varsity Yorkson Creek MAPLE RIDGE

223 North Cascada Edge on Edge Meadows Pointe Signature at Falcon Centre Parc Vue Reflections Rivers Edge Station One Wellington Station NEW WESTMINSTER

258 on Sixth Brewery District Carlyle at Victoria Hill Dominion Duo at Port Royal Elliot St Glass House Lofts Grove, The Lookout at Victoria Hill, The

COQUITLAM

1123 Westwood Austin Bloom Charland Como Emerson Evergreen

C O N TA C T

HR LR HR HR LR LR HR LR HR

Luxor Delta Rise

CHILLIWACK / SARDIS

Garrison Crossing La Cason

TYPE

Grand Central 3 Hazel MTwo MThree Maya Mackin Park Oasis Regan’s Walk Uptown

High Rise (HR)

Mid Rise (MR)

Low Rise (LR)

Loft (LO)

Townhouse (TH)

ConneCting buyers to the best new home o p p o r t u n i t i e s i n m e t r o p o l i ta n Va n C o u V e r new h o m es starti ng fr om t h e mid $1 0 0 ’s

FIFTHAVE.CA

n e w h o m e s a l e s and marKeting eXpertise

80 METRO VANCOUVER NEW CONDO GUIDE JULY 11 - 25, 2014

080-081-082-CG Listings Pages 2014.indd 80

2014-07-04 3:47 PM

The listings included on the following pages are meant to offer a comprehensive overview of those new home developments currently being marketed throughout Greater Vancouver and the Fraser Valley. Pricing is subject to change; you should contact the specific development for current details or special promotions. To report any changes or corrections to this information, please contact our office at 604.519.6080, fax 604.519.6088, or email homes@wall2wallmedia.com PROJ ECT

Northbank Parkside at Victoria Hill Trapp & Holbrook Viceroy

T Y P E C O N TA C T P R I C E

HR HR HR HR

PROJ ECT

604.523.0081 From $266,000 604.523.0733 From $239,900 604.525.0223 From $299,900 604.522.2583 Call

Residences, The Station, The

Aqua Elaho University Heights

Call From $134,900

LR LR LR LR MR LR LR HR LR LR LR

604.552.5887 604.464.5856 604.435.9477 604.475.5100

604.866.4206 604.945.3999 604.468.8252 604.468.8252 604.351.3261 604.464.4764 Penthouse (PH)

TH/LR TH LR

1.877.344.5566 604.898.2232 1.888.852.7575

From $239,000 Coming Soon Call

HR LR LR LR LR HR LR LR LR LR HR LR

604.957.3331 604.596.2202 tiensher.com 778.395.1886 604.530.5399 604.453.6688 604.596.5075 604.727.5478 604.727.5478 604.825.1038 604.583.9866 604.817.5852

Call From $170’s Coming Soon From $118,800 From $219,900 Call From $264,900 From $199,900 From $274,900 From $179,900 Incl. GST From $250,000 From $289,900

SURREY

PORT COQUITLAM

Altura Burleigh Walk Carmandy La Via Novella Orchid Prima Residences Shaughnessy, The South Verde Spring Valorie on the Park

Call Call

SQUAMISH / WHISTLER

PITT MEADOWS

778.846.3200 604.460.6601

604.552.0552 604.492.3338

Alexandra Court LR 604.278.5809 From $339,900 Avanti LR/HR 604.276.9186 From $354,900 LR/HR 604.276.0677 Call Camber Cadence HR 604.276.868 Call Carrera HR 604.244.7721 Call Concord Gardens HR 604.233.7748 From $300,000’s www.ellerichmond.com Coming Soon Elle HR Gardens, The LR 604.271.3331 From $298,800 Harmony HR 604.278.3939 From $318,800 Monet HR 604.233.7748 From $300,000’s Opal at Richmond Centre HR 604.303.7575 From $464,900 Ora HR 604.278.8838 Call Parc Riviera MR 604.231.5900 From Low $200’s HR 604.303.8878 From Low $370’s Park Residences Pier, The LR 604.274.7326 Call Pinnacle Living at Capstan HR/MR/TH 604.303.0148 From $299,900 Remy LR 604.279.8866 From $211,900 River Green MR 604.233.2633 Call From $239,900 HR 604.282.7838 River Park Place River Inlet MR/TH 604.233.2633 Call Tempo HR 604.276.8885 From $283,900 LR 604.270.2482 Call Saffron

15 West HR 604.980.9949 From $340,000 221 East 3rd LR Coming Soon Anchor, The HR 604.988.8800 From Mid $200’s MR/TH 604.983.9065 Call Atrium at the Pier Canyon Springs LR 604.973.0298 $389,900 MR 604.929.8870 Call Capstone HR 604.988.8540 Coming Soon CentreView Drive, The LR 604.986.8138 Call Heywood on the Park LR 604.985.0003 From $288,900 HR/LR/TH 604.998.0219 Call Local on Lonsdale Loden Green TH 604.988.0022 From low $600s LR 604.727.1594 From $378,900 Maplewood North Northlands LR 604.800.2120 From $244,900 LR 604.638.6240 From $504,900 Orizon on Third MR 604.983.9065 Call Pinnacle Residences at the Pier Prescott, The HR 604.969.3333 From Mid $200’s LR 604.924.4488 Call Remix MR/TH 604.983.9065 From $509,900 Trophy at the Pier HR 604.980,5000 From Low $300’s Seylynn Vilage LR 604.980.0016 Call Shore, The Wallace & McDowell LR 604.971.2266 Coming Soon LR LR

HR HR

RICHMOND

NORTH VANCOUVER

Cedar Downs Liv42

T Y P E C O N TA C T P R I C E

PORT MOODY

3 Civic Plaza Ascend Balance Connect Esplanade at Waterstone G3 Residences Latitude Lingo Lumina Manarola Park Avenue Park Central

From $158,900 From low $199,900 From $209,900 From $169,900 Coming soon From $189,900 Call Call Call From $199,900 From $246,900 Live Work (LW)

City Home (CH)

High Rise (HR)

Mid Rise (MR)

Low Rise (LR)

Loft (LO)

Townhouse (TH)

se

JULY 11 - 25, 2014 METRO VANCOUVER NEW CONDO GUIDE 81

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PROJ ECT

Quattro Ridge at Bose Farms University District Ultra at West Village Verve Wave Wynd

T Y P E C O N TA C T P R I C E

LR LR HR TH/HR LR HR HR

604.581.8000 604.888.514 604.588.5795 604.588.6999 604.588.3783 604.951.9283 604.951.9283

PROJ ECT

Block One HR Boulevard Private Residences LR Cambie & 7th HR/TH Central HR Elizabeth LR Empire at QE Park MR Granville at 70th HR Kerrisdale Gardens MR Kits360 LR Lido HR MC2 HR Meccanica HR Midtown LR Opsal HR Pinnacle Living Broadway MR Pinnacle Living False Creek MR Prodigy HR Radius LR Sail LR Shannon Wall Centre Kerrisdale LR Sixth and Willow The One HR/MR The Residences at West HR The Village on False Creek HR W10th & Maple MR/TH Westerly, The LR Yu MR

From $159,900 From $174,900 From $221,900 From $186,900 From $160’s From $279,900 From $199,900

CLOVERDALE

Latis One92 Salix

LR LR LR

604.575.0669 604.576.1772 604.530.0054

From $194,900 From $199,900 From $229,900

VANCOUVER & AREA DOWNTOWN

188 Keefer LR 999 Seymour HR Addition HR Fairmont Pacific Rim Estates HR Keefer Block LR Maddox HR Mark, The HR Modern HR One Pacific HR Private Residences at Hotel Georgia, The HR Rolston, The HR Sapphire, The HR Tate on Howe HR Trump International Hotel and Tower® Vancouver HR

604.620.2018 Call 604.879.9996 From $327,400 604.620.6692 From $349,900 604.781.4303 Call 604.682.8813 From $269,900 604.669.8200 $389,900 604.687.4353 Call amacon.com From $300’s 604.899.8800 From Low $300’s 604.682.8107 Call 604.688.8927 Call 604.876.9222 From $685,000 604.568.8283 From $268,000 604.568.7888 Call

Brio Tsawwassen Springs

604.568.7551 604.620.8600 604.738.0001 604.646.1111 Penthouse (PH)

WEST VANCOUVER

City Home (CH)

LR LR

604.922.0330 Call 604.836.7355 From $490,000

WHITE ROCK / SOUTH SURREY

Adagio Avra Edgewater Gemini Headwaters Heights, The Kingston House Newport at West Beach Royce Saltaire Sausalito South Point Walk Winter Street

Call From $528,800 Call From $499,900 Live Work (LW)

LR 604.943.8811 Call SF/LR 604.948.HOME Call

Evelyn Galleries on the Bay

WEST SIDE

LR MR MR HR

604.682.8801 Call 604.685.5778 Call 604.568.5060 Call 604.687.4353 Call 604.877.1722 Call 604.687.8800 From Mid $300’s 604.687.2298 Call 604.559.9848 Call 604.737.0360 From $379,900 604.872.2672 From $513,900 604.638.9998 Call 604.876.8819 From $394,900 604.563.3330 Coming Soon 604.876.7332 Call 604.739.2080 From $399,900 604.874.8368 From $369,900 604.221.8878 From High $300s 604.731.5528 Call 604.221.8878 Call 604.267.8882 Call sixthandwillow.com Coming Soon 604.874.8368 From $349,900 604.707.9378 Call 604.733.2010 From $390,500 604.739.2080 From $429,900 604.558.3399 From $300,000’s 604.827.3488 From $452,400

TSAWWASSEN

EAST SIDE 238 W Broadway LR 238westbroadway.ca Call Bohème LR 604.569.3388 From $227,900 Collection 45 LR 604.569.1555 Call Evan MR 604.872.0331 From $269,900 Focal LR 605.563.6777 Coming Soon Jade LR 604.338.5233 Call Kensington Gardens MR 604.620.7886 Call Local LR 604.688.5527 From $349,900 Main Street LR 604.877.1116 From $339,900 Marquee on the Drive LR 604.559.2011 Call Shine MR 604.261.3936 Coming Soon Shoreline LR 604.434.2205 From $349,900 Skyway HR 604.436.1100 Call View338 LR 604.303.8838 From $219,900 Wall Centre 900 Hastings MR 604.683.0900 From $249,900 Wall Centre Central Park HR 604.874.9232 From $299,900

5555 Dunbar 99 West Arbutus Ridge Binning Tower

T Y P E C O N TA C T P R I C E

High Rise (HR)

Mid Rise (MR)

Low Rise (LR)

LR HR LR LR LR LR LR LR LR LR LR LR LR Loft (LO)

604.531.6659 From $288,900 604.531.9030 From $319,900 604.818.5603 From $339,900 604.536.1663 Call 604.535.1451 From $259,000 778.545.8737 From $364,900 604.541.8092 From $259,900 604.536.0256 From $289,900 604.538.8028 From $314,900 604.560.1656 Call 604.538.3237 Call 604.560.3238 From $230’s 604.364.7455 From $299,900

Townhouse (TH)

New homes available throughout

www.macmarketingsolutions.com Metro Vancouver & Calgary We sell the homes you want to buy. /MacMarketingSolutions

@MAC_Marketing

/MACMSTube

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Call or visit: 220 Salter St. New West, 604.520.9890 *Prices and availability subject to change or be withdrawn without notice and do not include taxes. E&O.E.

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