BC New Condo Guide - August 8, 2014

August 8 - 22, 2014 Volume 04 Issue 16

A DERA .COM | 604- 980- 0016

INSIDE THIS ISSUE

BOB RENNIE AWARDED THE ORDER OF BC

URBAN CONDOS AND YOUNG FAMILIES MIX

NEIGHBOURHOOD PROFILE: THE FUNKY WEST END

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.

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AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 3

AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 5

6 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

COUNT D O W N TO COMPLETION MOVE IN THIS FALL * $ FROM 226,900 STARTING

NOW IS THE PERFECT TIME VISIT US FOR MORE DETAILS

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AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 7

table of contents

August 8 - 22, 2014 volume 4 issue 16

16

The Shore

your Shangri-La on the North Shore

columns, news & features

26

012 Editor’s note Columns

018 c ondo views Bob Rennie’s journey from Condo King to Order of British Columbia recipient by stephanie macdonald

022 c ondo sense More and more young families are trading suburbia for downtown living

by Cameron McNeill

026 n eighbourhood profile The funky and fabulous West End by michelle hopkins

032 i n the news Intracorp breaks ground on new Oval Village project 034 10 minutes with...

Anthem Properties’ Greg Ziyadi on master-planned communities by susan m boyce

048 d esigner Q & A Sarah Richardson and Design 101

by Salina yara halabi

058 c ondo pro Your condo can be a family affair by barbara lawlor

060 c mhc Quick savings tips for first-time homebuyers

064 i nside mortgages Second quarter 2014 market update by kris grasty

homebuyers’ Help

076 CONDO MARket watch Condominium homes to keep your eye on

by Susan M BOyce

077 Homebuyers’ resource section 080 l istings directory

AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 9

CONDO PROFILES Vice-President, Wall2Wall Media

Jacqueline Hill Editor-In-Chief / Director of Content

Susan Legge Director of Sales, National

Josh Heppner

38

Senior Sales Manager, Western Canada

Edwin Rizarri

PARK AVENUE The future is now

Art Director

Daiana Garay

BY SUSAN M BOYCE

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

55

Sales Coordinator

SOUTH POINT WALK Home is everything you can walk to

Justin Salvador

BY JANINE MACKIE

Production Manager

Bala Gnanapandithan Graphic Designers

Caroline Wassef, Viosa Barileva Production Co-ordinator

Mohammad Haidarpour CONTRIBUTING EDITORIAL WRITER

Susan M Boyce

Published By

71

PRIMA RESIDENCES Beautiful, luxe and urbane in PoCo

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054 South Surrey/White Rock 062 Burnaby/New West 068 Tri-Cities 074 Maple Ridge/Pitt Meadows

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.

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

AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 11

EDITOR’S NOTE

HOW LOW CAN YOU GO? The Bank of Canada’s recent announcement to hold its interest rate target at one per cent does not come as a surprise. The rate has been holding at that level since September 2010, which is good news if you’re in the market for a mortgage.

There are many excellent mortgage products available from banks and brokers that will suit your individual needs, and could well be lower than posted bank rates, which are currently hovering around three per cent for a variable rate. With a pre-approval in hand, you’re protected if rates rise; if they go down, you’ll likely get an even lower rate. A preapproval can be a win-win situation for shoppers, since it means you don’t have to wait to get financing approval on a home when you put in an offer. This is an especially good tool to have when markets are hot. Removing the “conditional on financing” clause could mean your offer is accepted first since you already have your financing in place.

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

So when will rates rise? It’s anyone’s guess, but most experts agree it’s unlikely there will be any significant movement this year.

However, we can’t assume that will be the case, and you shouldn’t wait too long to get pre-approved for a mortgage. It can take a few days. Many lenders offer online preapprovals to make the process faster and easier. So, what are you waiting for?

PLAN AHEAD FOR FALL GRAND OPENINGS It seems to cruel to even say it right now, but as September approaches, it may mean the waning of sunny days and vacations, but if you’re looking for a new condo, September also means grand openings of some of the most exciting new developments in the Lower Mainland.

The Amazing Brentwood is ramping up to sell the second tower in their amazing new Burnaby community, and there’s lots to be excited about at Anthem’s Station Square and Intergulf’s The Park in Metrotown, and even more in places like in Surrey Town Centre, in Southeast False Creek, Richmond, Cloverdale, Coquitlam and many other hotspots in the Lower Mainland.

STEPHANIE MACDONALD EDITOR

Wall2Wall Media Stephanie.MacDonald@wall2wallmedia.com

Even if you’re not actively considering buying this fall, there’s no better way to see the newest and most creative interior design than by visiting showhomes. Keep picking up The New Condo Guide to be up to date on all the biggest and most exciting openings and happenings in the condo world, along with relevant and interesting stories on cool neighbourhoods, knowledgeable personalities, market and mortgage information and lots more. In this issue we have a story about “Condo King” Bob Rennie who has just received the Order of British Columbia for his work shaping Vancouver’s arts and cultural scene, a market update and a “10 Minutes with…” interview with Greg Ziyadi from Anthem Properties.

Happy condo hunting!

12 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 13

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Sale Centre 21 Lonsdale Ave 604.638.6240

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2135 Heritage Park Lane 604.988.0022

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#103 - 735 West 15th St 604.924.4488

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

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A6. C ANYON SPRINGS 2517 Mountain Hwy 604.973.0298

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

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AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 15

COVER STORY

THE SHORE

YOUR NORTH SHORE SHANGRI-LA // BY SUSAN M BOYCE

OKAY, YOU KNOW WHAT YOU WANT:

be a North Vancouver condominium home with a unique location, welcoming ambiance, plus all the latest in upscale, contemporary features.

Well, here’s a tip you’re not going to want to miss. The Shore is getting ready to open a dazzling, onsite presentation centre that includes four, brand-new display homes. Translation: soon you’ll be able to see, touch, and experience this dynamic community for yourself.

THAT WOULD

“ We’re working collaboratively with the Trans Canada Trail Society to create an extension of the existing trail that will run right alongside The Shore’s western property line.”

ERIC ANDREASEN 16 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

THE BEST OF WEST COAST LIVING

“The Shore truly is unique in North Vancouver — like having your own slice of a North Shore Shangri-La,” says Eric Andreasen, Adera’s vice president of marketing and sales. “The setting is bucolic. You’ve got the playful, bubbly ambiance of Mosquito Creek right outside your front door, you’re close to major urban amenities at Capilano Mall and Lonsdale Quay, yet it’s quiet and tranquil. You really won’t need a car if you choose not to have one.”

The Shore, he adds, will also be will be the first time Adera has incorporated an European-inspired piazza as a central feature.

“It’s going to be an animated, friendly social hub where you’ll see kids playing, people walking their dog, or friends simply hanging out together — the heart and soul of the neighbourhood.”

Eric is also delighted to announce that this piazza will include a new, specially commissioned public art piece — a massive water feature soaring more than 20 feet high with an ever-changing display of coloured light dancing across three metal panels.

And since an integral part of the North Shore’s active lifestyle is interaction with the great outdoors, here’s yet another piece of news sure to garner attention. “We’re working collaboratively with the Trans Canada Trail Society to create an extension of the existing trail — an extension that will run right

alongside The Shore’s western property line,” Eric explains.

“When complete, you’ll be able to go north up the mountain and connect directly to the Trans Canada Trail or south to the waterfront trail that takes you right to the Lonsdale Quay. The City of North Vancouver has wanted to do this for a long time, and we’re delighted to be able to transform this vision into reality.”

HOMES FOR LIVING

Inside, The Shore will boast a welcoming combination of casual comfort and sophisticated minimalism with a crossgenerational appeal. The look is clean, crisp, and elegant: curved glass hood fans, quartz countertops, wide-plank engineered wood flooring, and ensuites to inspire pure, unadulterated selfindulgence.

Naturally, all top floor homes include one of Adera’s signature rooftop lanais.

“From here, you’ll have 360-degree views to the North Shore Mountains and Mosquito Creek. People love being outside, and these outdoor spaces put a whole new spin on enjoying Mother Nature,” Eric says.

“We’re seeing a huge response from young people who grew up on the North Shore, moved somewhere like Yaletown or Kits, and now want to come home,” he continues. “And, of course, active downsizers looking for a lock’n’go lifestyle love knowing they’ll have the convenience of having all the vibrant, urban amenities just steps from their front door.”

GREEN OUTLOOK

Already acknowledged as a North American leader in environmental stewardship, Adera is proudly continuing their tradition of green, sustainable development at The Shore. “We will be LEED for Homes Mid-Rise Certified. Plus, there will be plenty of secure storage for

alternative methods of transport like bicycles and kayaks,” Eric says. After all, outdoor living is part of the reason North Vancouver has one of the highest “happiness ratings” anywhere in Canada.

EXPERIENCE FOR YOURSELF

When complete, The Shore will be comprised of 375 homes in four buildings clustered around an open, pedestrian-oriented piazza and adjacent to Mosquito Creek. Floorplans range from junior one-bedrooms to spacious three-bedrooms.

Onsite presentation centre and four display homes open this September.

Be sure to register today so you’re among the first to receive your private invitation to the many upcoming special events. See, feel, and experience The Shore for yourself. For more information visit adera.com, call 604.942.4488 or email theshore@adera.com.

AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 17

CONDO VIEWS

FROM EAST VAN KID TO CONDO KING TO OBC Bob Rennie receives BC’s highest recognition for his cultural and philanthropic legacy // BY STEPHANIE MACDONALD

FORMER MAYOR OF VANCOUVER LARRY CAMPBELL has said, “everything this city has evolved over the last 20 years has Bob Rennie written all over it.” While this statement is, of course, hyperbole, it speaks to the tremendous influence this former East Van kid, who never even finished school, has had on our young city.

From turning boring real estate sales into national news, to defending densification as the path to affordability, to amassing one of the most comprehensive contemporary art collections in Canaada, to philanthropic work for VGH and UBC Hospital Foundation, to raising awareness about mental health issues: Bob Rennie seems to never stop moving forward. This tireless focus on making things better for the future has culminated in being awarded BC’s highest honour, a membership in the Order of British Columbia.

“It was so humbling to be in that company,” he says, “all the recipients there were so incredibly accomplished in very diverse ways. Everyone was so distinguished in their field that if you had to pick a valedictorian amongst the group, you couldn’t do it.”

One of the major reasons that he has been given this honour is his significant contribution to Vancouver arts and culture, primarily through the Rennie Collection. Open to the public for free tours, this collection has been called “one of the most carefully-curated collections of contemporary art in Canada,” and it’s also Bob’s ongoing passion. “Arts and culture opens doors to the world. It gets conversations started, it

18 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

PREMIER CHRISTY CLARK, BOB RENNIE AND LIEUTENANT GOVERNOR OF BC, THE HONOURABLE JUDITH GUICHON. PHOTO CREDIT: BRITISH COLUMBIA

inspires critique and dialogue” he explains.

The Rennie Collection supports artists through all stages of their career, with 47 artists being collected in-depth. Much of the collection is devoted to artists whose work illuminates social commentary on prejudice, race and oppression. It’s a primary concern to Bob that the people who view the collection walk out the door having had an opportunity to really reflect on the meaning of what they saw, and so the gallery is open by appointment, and all tours are led by a knowledgeable guide. It’s easy to make an appointment, just visit renniecollection.org.

When you meet, him, it becomes clear how he gets everything done. He has an astonishing amount of energy that you’re more likely to see in a teenager, and his enthusiasm for real estate and the arts percolates through his conversation. He also manages to be resolutely unpretentious, despite the “elitist sport” of art collecting.

“The real estate part of my life allows me to indulge in the cultural part, so they both complete each other.”

Feeling honoured the prestigious OBC recognition, he is also quite modest about this accomplishment, explaining, “Everybody needs a reason to go to work. Mine is philanthropy, and I think that after you support the healthcare system and education then you need to choose your passion. Supporting arts and culture gives me a reason to get up in the morning.”

NORTH SHORE/SQUAMISH/WHISTLER

AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 19

NORTH SHORE/SQUAMISH/WHISTLER

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AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 21

CONDO SENSE

// BY CAMERON MCNEILL

HAVING KIDS IN THE CITY

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

W

hat comes to mind when you think of downtown condo living? Likely lifestyle, convenience, culture and recreation.

Now how about when you think about starting a family? We all still tend to picture the clichéd single family home with a white picket fence and a big backyard. While the common assumption is that family life is incompatible with an urban lifestyle, the statistics are pointing to a considerable shift as more and more young families choose urban condominiums to raise their families.

According to the Vancouver Economic Commission’s most recent neighbourhood area profiles for Yaletown and Downtown Vancouver, the percentage of households with

22 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

children is 39% and 32% respectively.

As of May 2014, there were 13 childcare locations in downtown Vancouver servicing 1,000 children from birth to school age each year.

In an effort to continue the modern lifestyle they have come to enjoy, young couples that already rent or own downtown are upgrading from studio apartments to 2 bedrooms with a den when the time comes to start the next chapter of their lives. Some of the other factors driving this trend are:

Efficient space A well laid out condominium floor plan offers all the space and functionality a family needs. The common open kitchen, dining and living design provides a great space for a family to spend time together and is much easier to keep organized.

Not to mention being an improvement on the wood-paneled basement rec rooms of yesterday!

Affordability With Royal LePage’s quarterly House Price Survey (Q2 2014) now reporting a $712,027 price gap between an average two-storey home and standard condominium, new homebuyers are questioning whether they really want to pay extra for the land.

Life/Work Balance For those who work downtown, eliminating the daily commuting is a big draw. The walk to work adds

Young families take to the condo lifestyle effortless fitness into your routine and the time saved not having to sit in traffic is welcome extra time with the family. The maintenance-free condo lifestyle also makes it much easier to juggle a busy family schedule — no need to spend Saturday mowing the lawn and cleaning out the gutters!

Neighbourhood and Building Amenities The extra square footage that comes with a single family home is amply offset by the incredible amenities like the games rooms, clubhouses, and outdoor BBQ and children’s play areas now offered in many condo communities. Giving up the backyard doesn’t seem like a hardship when beaches, the Seawall, and Stanley Park are all within easy reach. Walkable access to neighbourhood amenities like libraries, community centres, farmer’s markets, and other kid-friendly activities add to the appeal of downtown living.

Downtown living for the family has become so popular in fact that the City’s Joint Childcare Council is working with residential developers to provide child care centres as part of their new developments, or to contribute to the opening of new centres, in much the same way that their development permits are tied to other community amenities like social housing, public art contributions and green space.

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3. WALL CENTRE CENTRAL PARK

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4. MODERN

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5. 5. MIDTOWN

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8. RADIUS

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24 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

Hornby & Helmken 604.620.6692 5965 Fraser St 604-338-5233

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NEIGHBOURHOOD SPOTLIGHT

WEST END

blends nouveau with heritage and funk // BY MICHELLE HOPKINS

was looking to relocate to Vancouver, after more than a dozen years in Kelowna, there was only one neighbourhood she would even consider living in.

“For me, the quality of life, Stanley Park, the ocean, mountains, birds, seals, vibrant energy and convenience that the West End offers cannot be beat — you can’t put a price on that,” says the international motivational speaker. “I’m reliving my youth as my life has come full circle back to the West End.” It’s safe to say this wildly popular enclave is one of the most unconventional, eclectic communities in Vancouver with an urban buzz that’s hard to beat. Along with its eccentricities, the West End is the second oldest and most diverse neighbourhood in

WHEN LORNA MCLAREN

26 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

the city. It’s considered one of the city’s shining stars.

What other community can boast being surrounded on three sides by water – English Bay, Coal Harbour and Lost Lagoon in the iconic Stanley Park? Not only that, it’s home to the rich and famous and not-so-rich and famous, yet all can agree the West End offers a lifestyle that is second to none.

At one time, the West End was dominated primarily by white wealthy

Million dollar views attract a richly diverse population to the West End elite residents. Today, Davie Street is a famous for its gay nightclubs and and the city’s best queer-friendly bars and cafés; Robson Street has its luxurious and expensive shops and restaurants, and Denman Street its intimate and great ethnic eateries! In addition, there’s so much green space, it’s attracted many young urban families. This effervescent mix is why so many people want to live and visit.

However, trying to find rental accommodations here can be challenging.

According to statistics, the rental pool is shrinking – going from 91 per cent in 1986 to 81 per cent in 2006. Having said that, the West End does provide most of the downtown core’s rental pool: with roughly 30 per cent citywide. By far, apartments rule but there are some semi-detached duplex and row houses to be snapped up and a precious few Victorian heritage homes.

Beautiful historic homes, community gardens and tree-lined avenues gives it character, while apartments provide the population density that attracts and sustains local coffee shops, restaurants, bars and shops.

“We want to be able to walk, to bike, to be close to the businesses. And when a neighbourhood is walkable, that’s how you meet your neighbours, as they walk past your home. That’s how you build a community,” says McLaren. “That’s something that doesn’t happen when people are just driving by.”

To add to its appeal and mystique, the West End is renowned for its haunted homes — yes; many specters it seems also don’t want to leave this enclave. Its most notable haunts are Barclay Manor and Gabriola House — the quintessential classic ghostly mansion.

AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 27

Talk to anyone on the streets and they will have a hard time coming up with anything negative to say about their beloved neighbourhood, except perhaps the traffic congestion. Because of its world-class amenities — parks and beaches, Robson Street shops, award-winning restaurants of every ethnicity you can think of, minutes away from the downtown core and Coal Harbour, to name just a few — getting around the West End in a vehicle can be a nightmare.

Don’t even think to drive during the raucously fun Gay Pride Parade, the Honda Celebration of Light International Fireworks competition or for the Polar Bear Swim!

The West End is a luminous and richly diverse kaleidoscope of hangouts for the urbanite, the socialite and the sport enthusiast. Although glass skyscrapers abound, there are tree-lined streets and lanes and gardens cared for by volunteer “green thumbs.” If you like walking, cycling or jogging, it’s a Mecca. For architecture lovers there’s a whole block of heritage homes dubbed Mole Hill, or art junkies will go for the funky, sometimes quirky, public art installations. In short, this is a justifiably popular place to work, play and live.

28 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

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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

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RD

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RD

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48TH AVE

W

Presentation Centre No 3 Rd and Bennet 604.278.3939

A4. CADENCE BY CRESSEY Oval Village 5640 Hollybridge Way 604.276.8683

5171 Brighouse Way 604.233.2633

A6. TEMPO

62ND B ST

B ST

A7. ELLE

7720 Alderbridge Ave 604.276.8885

56TH ST

A5. RIVER GREEN

6511 Buswell St ellerichmond.com

A8. THE GARDENS

Steveston Hwy & #5 Rd 604.271.3331

17

28TH AVE

ENGLISH BLUFF RD

Sales Centre 7100 Elmbridge Way 604.282.7838

OV E

U R DR

A2. RIVER PARK PLACE

GR

ARTH

10111 River Drive 604.231.5900

R

28TH AVE

A3. HARMONY

41ST B ST

A1. PARC RIVIERA

SD

53RD ST

72 AVE

RN

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41ST B ST

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53RD ST

EL RD N

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SOUTH DE LTA PAR K

74 AVE

N KSO

113 ST

R

115 ST

ED

8A AVE

8A AVE

56 ST

75A AVE

48TH AVE

47TH A AVE

JAC

12 AVE

53A ST

75 AVE

BU

17

55 ST

53A ST

OR

D E LTA

52 ST

CHALM E R S PAR K

12 AVE

119A ST

YM RR

DE LTA NATU R E R E S E RVE

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78B AVE

BA

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116 ST

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118 ST

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112 ST

M

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80 AVE

SA

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82 AVE

DEAS ISLAND REGIONAL PARK

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ENGLISH BLUFF RD

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80 AVE

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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

12TH AVE

56TH ST

6TH AVE

30 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

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

4TH AVE

1ST AVE

RN

SD

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OV E

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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.

TO DA Y!

IN THE NEWS

RIVER PARK PLACE BEGINS CONSTRUCTION

Intracorp & MYIE break ground on $250,000,000 Oval Village development in Richmond DEVELOPER PARTNERS INTRACORP AND MYIE (Moyeung International Enterprise Ltd.) recently announced the official ground breaking of their Richmond mixed-use development, River Park Place. This three-tower development is located next to the Olympic Oval and will be comprised of 493 homes and over $250,000,000 in residential and commercial value.

The Oval Village development, located between Gilbert Way and Hollybridge Way on River Road, started sales in 2013 has sold over 75% of its first tower. “Intracorp is truly excited about the response to River Park Place,” says Don Forsgren, Intracorp President and CEO. “As we commence construction, our vision for this community remains unchanged – to build extraordinary homes for this extraordinary location.”

“MYIE Homes is excited to see our vision start to take shape,” says Michael Ching, President of MYIE Homes.

“This ground-breaking reflects the positive response to our vision: developing homes of the highest standards with expertise and excellence. Our partnership with Intracorp has brought together the best of shared values necessary to create River Park Place.”

Designed by IBI Group, the contemporary concrete towers have extensive use of glass and steel and feature a new construction technology called Helix in the parkade, where steel fibres are blended with the concrete mix, along with a waterproof component called KIM, creating a stronger and waterproof end product. The concrete pour will start in three weeks. “This will be the biggest Helix concrete pour in Canada,” explains Forsgren.

Inside the homes, purchasers can select from two colour schemes and options in addition to the standard luxury finishings package. Says Forsgren, “Intracorp and MYIE have created a ‘Whole Home’ concept, a design philosophy to reflect a single-family home living experience.”

32 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

“ Intracorp and MYIE have created a ‘Whole Home’ concept, a design philosophy to reflect a single-family home living experience.”

All kitchens have top-of-the-line appliances and large balconies. Building amenities include a basketball court, study rooms for students, games/media room, music rooms, a car wash, fitness centre and gardens for residents to enjoy. Construction on the first phase is expected to complete in Spring 2016.

At completion, Intracorp and MYIE plan to unveil a significant public art contribution to the City of Richmond.

The River Park Place sales office (with two display homes) is located at 7100 Elmbridge Way, Richmond, andis open until September 30, 2014 until it’s temporarily closed in preparation for Two River Park Place. Prices currently start at $282,900, which includes parking.

For more information visit www.intracorp.ca/riverparkplace.

Q&A

MASTERFUL COMMUNITIES Q&A with Greg Zayadi // BY SUSAN M BOYCE

AHHH, THE JOYS OF MASTER-PLANNED, URBAN LIVING.

Shops and other amenities right outside your front door, lively streetscapes and a culturally-diverse mix of neighbours, plus the convenience of knowing that if you just don’t feel like cooking, your toughest choice may be which restaurant to check out after work today.

Here on the West Coast, our passion for master-planned communities seems to just keep getting stronger. This issue, New Condo Guide chats with Greg Zayadi, sales and marketing director at Anthem Properties, about this increasingly desirable, ever more sophisticated housing form.

Q: “MASTER-PLANNED” IS A TERM THAT SEEMS TO BE EVERYWHERE, BUT WHAT EXACTLY DOES IT MEAN? A: In its simplest, most basic form, a master-planned

There are many, many considerations that as a consumer you might not be aware of when you walk through the community — you just know the result feels good.

34 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

community is one that’s developed in multiple phases, incorporates multiple building forms and, in most cases, is mixed-use. They are typically located on larger sites, take several years at least to complete, and bring extensive new infrastructure that enhances a neighbourhood’s ambiance. By far the most comprehensive example in Metro Vancouver is Concord Pacific’s development of Yaletown and False Creek where you now have extensive retail, the Seawall, highrise and midrise towers, townhouses, offices, parks, even schools.

Onni’s Suter Brook in Port Moody, MOSAIC’s upcoming Freemont Village and, of course, Anthem’s Station Square in Burnaby are three others. Designing masterplanned communities means that, as developers, we have to be particularly aware that each design decision impacts not only the building we’re put up today, but the ones we’ll be putting up tomorrow. So before we even start thinking about how a building will look, we’re planning how everything works together on a human scale.

Q: YOU SAID IN ITS SIMPLEST FORM, BUT APPARENT SIMPLICITY

Q: DO YOU SEE THIS TREND CONTINUING?

IS USUALLY EXTREMELY COMPLEX TO CREATE. IS THAT THE

A: Absolutely.

CASE WITH MASTER PLANNED COMMUNITIES? A: I like to call it intelligent planning, but yes, there are

many, many considerations that as a consumer you might not be aware of when you walk through the community — you just know the result feels good.

How the buildings and people will interact — how we move through the community by bike, by car, or on foot — is one crucial component in achieving this. Things like where the afternoon sunlight falls will affect where you can successfully locate a coffee shop or restaurant patio. People want to sit outside in the afternoon and catch some rays, so you don’t want to put spaces for this type of commercial on a northeast corner because it will be dark on the patio by midday. Or think about site access — how vehicles and people intersect and interact. You can’t put the parkade entrance where headlights from cars coming up the ramp would shine directly into someone’s home or in a location where pedestrians are constantly crossing along the street — which is why at Station Square we never considered putting the entry on Silver Avenue.

It’s also why even though the five towers will be very large, the Station Square site itself will be broken into smaller pieces with pocket parks, mews-style walkways, and other place where people can pause for a cup of coffee or to just chat with friends. Visually, this permeability is far more attractive, but it also creates more opportunities for interesting retail and means you don’t have to walk from one end to the other every time you want to cross through.

Can you imagine what would have happened in Yaletown if there were no Mews for pedestrian and bike traffic? You’d have to go blocks out of your way just to get from Pacific to the Seawall.

In fact, the master-planned concept is becoming so ingrained throughout Metro Vancouver that many municipalities are now driving it forward by incorporating this design right into their Official Community Plan.

Q: WHAT ABOUT LONG TERM VALUE FOR HOMEOWNERS? A: Because

of their mixed-use nature, master planned communities tend to hold their value well and often appreciate rapidly as more amenities are added. For example, prices in Yaletown shot up when Urban Fare arrived. Also, you’re building a mix of product type, so master planned communities are less susceptible to the market’s ebb and flow than a development that’s primarily a single housing form — say all smaller, affordable condos or large, 3,000-square-foot houses.

Having many choices of size, style, and price point also means you attract a more diverse range of buyers — single, couples, families, young, old — which creates vibrant, lively neighbourhoods where people want to live.

Anthem Properties’ newest master planned community, Station Square, is located at McKay Avenue and Kingsway in the heart of Metrotown.

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

Greg Zayadi: Sales and Marketing Director, Anthem Properties AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 35

SURREY | LANGLEY 116TH AVE

12 0T H

W ay

ST

GR

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NO

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112ND AVE

108TH AVE

A7

A9

104TH AVE

TYNEHEAD REGIONAL PARK

er

Hw

y

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

60TH AVE

58TH AVE

A6

56TH AVE

LANGLEY BYPASS

56TH AVE

B5

B1 Fra s

er H

10

GR

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A7. UNIVERSITY DISTRICT

A12. L ATITUDE

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36 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

8312 Street 604.882.8857

20060 Fraser Hwy 604.539.2200

wy

D

A4. MANAROLA

8695 160th Street 604.825.1038

AV E

B4

1a

King George Blvd

80TH AVE

96 TH

48TH AVE

40TH AVE

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

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AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 37

CONDO PROFILE Park Avenue’s presentation centre features a floating tread, marble staircase.

PARK AVENUE WEST The Future is Now // BY SUSAN M BOYCE

g

et ready to look up, way up. Why? Because Park Avenue WEST is coming out of the ground and heads are definitely turning. The second phase in Concord Pacific’s dazzling master-planned Park Place community, these twin towers bring a new sense of luxury to the Surrey City Centre neighbourhood. So it’s no surprise that buyers are responding with enthusiasm.

“Since Concord Pacific first came to Surrey, we’ve sold over 1,000 homes making us the largest urban community in the city,” says Cody Ma, project manager at Concord Pacific. “Our first tower at Park Avenue is already more than 90 per cent sold making it the fastest selling project in Surrey for 2013.

After the overwhelming interest we saw during the grand opening at Park Avenue WEST in July, it’s clear this second phase is going to be another huge success.”

SINCE CONCORD PACIFIC FIRST CAME TO SURREY, WE’VE SOLD OVER 1,000 HOMES, MAKING US THE LARGEST URBAN COMMUNITY IN THE CITY. CODY MA

38 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

The Place to Be Cody believes that Surrey’s growth is another reason people are choosing to call Park Avenue WEST home. “Did you know that over 1,000 people move to Surrey every month?” he says. “That’s because they believe in Surrey’s potential and see that this location is an area of rapid growth. The new City Hall opened earlier this year, the RCMP’s E Division headquarters opened last year, and Kwantlen Polytechnic University just announced they are going to be expanding into Surrey City Centre too.”

For day-to-day living, Park Avenue WEST puts you at the heart of it all.

Here’s the short version: a three-minute walk to the first stop on the SkyTrain to downtown Vancouver (meaning you know you’ll always get a seat), five minutes to Central City where you’ll find more than 140 shops and services including T&T Market, easy access to SFU and the new Surrey City Hall and Library, plus outstanding proximity to some of the city’s finest parks and outdoor recreation. Kind of gives new meaning to the word “convenient.”

See for Yourself The Park Avenue WEST presentation centre is now open noon to 6 p.m. daily at 9908 King George Blvd. — right next to King George SkyTrain Station. “We are the largest presentation centre south of the Fraser River and unlike anything else in the neighbourhood,” Cody says.

Hint: floating marble staircase, two furnished display homes, and an ambiance of pure, resort-inspired luxury — meaning he’s serious when he says “Park Avenue WEST is a home you really have to experience for yourself.”

For more information, visit parkavenueliving.ca or call 604.583.9866.

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42 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

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Greater Vancouver Edition

可在超過750個不同地點索取本公司雜誌，包括： Safeway, IGA, Skytrain Stations, Community Centres 及更多地點。

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46 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

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SARAH RICHARDSON // BY SALINA YARA HALABI

48 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

SARAH RICHARDSON HAS MADE HER MARK IN THE DESIGN WORLD – to

say the least! With a resume of hit shows, including Sarah 101, Sarah’s House, and Real Potential, this design darling has shown us that even the most unsalvageable looking spaces can be transformed into something beautiful. Sarah took some time away from her busy schedule to solve some interior design dilemmas and provide us with her oh-so-coveted advice.

NEW CONDO GUIDE WHAT IS YOUR

perimeter all around the room of about 14-in and you’ll be left with the right sized carpet. It’s better to buy the right sized carpet from an affordable source, rather than buy a pricey one that is too small.

NCG FOR MANY COLOUR IS A SCARY THING, LEAVING THEM TO GO WITH NEUTRAL, AND SOMETIMES LESS EXCITING TONES. HOW DO YOU DECIDE WHICH COLOUR(S) WORK BEST IN A SPACE AND HOW MUCH COLOUR TO INJECT? SR No matter how much you love colour, using it everywhere is just too much. I always advise starting with a foundation of neutrals for all the big pieces (such as sofas and chairs), and then sprinkle in colour as desired. Pillows, artwork, accessories, and even carpets can be brought home and tested in place before making a big commitment, so you can experiment and decide what your colour comfort level is. Focus on which pieces will create impact, and leave some breathing areas where the eye can rest.

FAVOURITE 2014 TREND AND WHAT ARE A FEW WAYS TO INCORPORATE IT INTO A

NCG OPEN CONCEPT LIVING SPACES HAVE THE BENEFIT OF PROVIDING A MODERN

HOME’S INTERIOR?

AND SPACIOUS ENVIRONMENT; HOWEVER, IT CAN BE CHALLENGING TO SPLIT A SPACE

SARAH RICHARDSON Irregular faceted

INTO MULTIPLE LIVING AREAS. WHAT ARE SOME INVENTIVE WAYS TO CREATE SPACE

shapes are very popular right now. I’m seeing them in a variety of accessories, from table lamps to candles and vases, bowls and even just decorative objects.

Gold continues to be a big inspiration in both fashion and home so the combination of these faceted shapes and gilded finishes allows you to add a hit of lustre and a metallic finish to any room with ease. Add it to your mantel in a grouping, down the centre of your dining table (as votives), or as a grouping on the coffee table.

NCG MANY HOMES NOW FEATURE HARDWOOD AND TILED FLOORING IN LIVING SPACES. WHAT ARE THE DO’S AND DON’TS FOR CHOOSING THE PERFECT AREA RUG? SR As a general rule when placing furniture, make sure the front legs of your furniture are sitting on the carpet by at least 6-in If your carpet sits in the middle of the room and all furniture sits around it, the carpet will look like an island (or a postage stamp). I find 6-in by 9-in carpets are almost always too small for any room, unless you are using it in a foyer. To measure the ideal size, leave a

PARTITIONS? SR Instead of creating partitions, I’d recommend delineating zones within the

room. The reason for buying an open concept space is to be able to benefit from long sight lines and large areas. If you have a large room, don’t feel that you can only do a single seating area. Break the room up and create distinct zones tailored to specific activities, and keep all seating tight enough together that you can have a conversation – if everything is pushed to the outer corners, you’ll have to yell to have a conversation.

NCG SHOPPING FOR NEW LIVING/FAMILY ROOM SEATING OFTEN LEAVES INDIVIDUALS CHOOSING A SET OF MATCHING SOFAS AND CHAIRS. WHAT ARE SOME TIPS TO MIXING AND MATCHING PIECES TO CREATE A UNIQUE AND PERSONALIZED LIVING ROOM SET? SR Avoid buying a suite – it doesn’t have any personality. Choose complimentary elements that have a similar proportion but a different profile, and you’ll be able to create a unified grouping. Also think about what each area is best suited for – of course, you’ll want the sofa to be deep and comfortable if you’re kicking back and watching a movie, but do all the pieces need to serve the same purpose, or can some of the chairs be more sculptural and tailored (and perhaps suited to enjoying the fire, or being used by guests).

NCG FAMILY PICTURES ARE A GREAT WAY TO ADD A PERSONAL TOUCH TO A SPACE. WHAT ARE YOUR FAVOURITE OFF-THE-MANTLE WAYS TO SHOWCASE A COLLECTION OF PHOTOS? SR Photos are best when hung on a wall so you can get up close and really look

at them. I think upper hallways and stairwells, or large basement walls are ideally suited to a collection of family photos installed as a gallery wall. They are personal photos and work best when hung in your personal space instead of in the principal rooms. You just can’t go wrong with buying a collection of frames in the same finish in varying sizes. Try to find an option with ready cut mats so your photos will have a professional look when done. And hang them all with even spacing in between for a low cost/high impact install.

AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 49

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54 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

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Home is everything you can walk to // BY JANINE MACKIE

s

ay the word, “luxury,” and thoughts turn to gourmet kitchens and opulent bathrooms. For a growing number of homebuyers the word, “luxury,” is more about location and the convenience of living close to everything one’s heart desires.

However you define luxury, you’ll discover it at South Point Walk in South Surrey. This boutique development of just 42 one- and two-bedroom homes is defined by distinction – luxurious in-floor heating, gas ranges, Shaker cabinetry and generous use of quartz and granite.

Its enviable location at 29A Ave. and 152nd St. is walking distance to everything homebuyers could ever need. Save-On-Foods, Home Sense and Starbucks are just steps from home. Across the street is a plethora of specialty shops that truly make the neighbourhod unique offering gourmet cheese, flavourful catch-of-the-day and farm fresh produce. Feel like sushi? Need a haircut or manicure? Or want to spoil yourself with some beautiful jewelry? Meander down the sidewalk and discover The Shops at High Street.

“It really is an ideal location,” says South Point Walk’s sales representative Kristen Morris. “Whether young and professional or retired, buyers love the urban feel that’s in a well-established neighbourhood.”

Easy access to the US Border, Highway 99 and Public Transit For others, luxury is the freedom of leaving the car at home and having the ease of public transportation. Enjoy a day at the beach or catch the Canada Line at Bridgeport Station into Vancouver. There’s little excuse to miss the bus with stops just a skip-and-a-jump from home.

Homes are priced from only the $230,000s, and incentives are plentiful during the Countdown to Completion Sales Event.

“Construction is well underway and the building is looking fabulous with real cedar shingles, West Coast style timber brackets and brick accented exterior,” says Vanessa Isler, marketing and sales manager for Streetside Developments, a division of Qualico.

Garden-like setting with outdoor firepit The convenient location is artfully woven into a beautifully landscaped setting with a furnished amenity space which includes a fitness room and a social lounge leading to an outdoor patio with a gas barbecue, fire pit and community garden plots.

Functional floorplans ranging from 689 to 1,062 square feet include dedicated work spaces, while sophisticated kitchens showcase elegant stainless steel appliances, quartz countertops and distinctive Shaker-style cabinetry. Spa-inspired ensuites are finished with polished stone counters, deep soaker tubs and Grohe rain showerheads in oversized showers.

Wide-plank laminate flooring is included throughout the main living areas.

Generous balconies extend living outdoors.

Sales centre now open at South Point Exchange Shopping Centre, 860 – 3041 152nd Street, Surrey, BC. For more information, visit www.southpointwalk.ca or call 604-560-3238.

AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 55

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56 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

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CONDO PRO

IT’S A FAMILY AFFAIR

Barbara Lawlor is president of Baker Real Estate Inc., and an in-demand columnist and speaker. A member of the Baker team since 1993, Barbara oversees the marketing and sale of condominium developments in Canada and overseas.

T

hey say it takes a community to raise a child, and it is gratifying to see how many more families are choosing urban condo living in Metro Vancouver.

Where in the world can you find a better place to raise children? This is a wonderful area with excellent schools, beautiful parks, fascinating cultural venues and other amenities for all ages.

This relatively new trend for Vancouver is standard practice in much of the rest of the world, where condo and apartment living is the norm for families. In New York and

58 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

other major international cities, it’s common to find suites with three bedrooms, two bathrooms, a powder room and family room that are within the financial reach of average buyers. In the past, the larger suites in Toronto condominiums were usually snapped up by luxury-loving empty nesters moving from lavish lowrise homes. Now, these spacious suites are being purchased by families as well. And with the demand on the rise, developers are including a bigger selection of larger suites that are reasonably priced. It makes sense, because with the prices of lowrise homes having risen so much over the past decade, condominiums are an affordable alternative for those who want to own a home and build equity.

Condo living can save money for families in other ways, apart from just the price of the suite itself. Even in the Lower Mainland, most condominiums are situated close to public transit to reduce the amount of vehicle use necessary. When you consider the pressure and expense of vehicle maintenance, gas and the time it takes to commute, why not buy a condominium suite closer to where you work? Living in or close to an urban centre means older children can walk, take the Skytrain, and enjoy more freedom than they generally do in the suburbs.

Today’s buildings usually contain family-friendly amenities such as rooftop barbecue areas, swimming pools, theatre rooms and party rooms.

And developers are beginning to introduce kid-friendly amenities like playgrounds, too. I believe that, as the condo market evolves, we will see more family-oriented amenities and even day-care facilities added. Imagine how convenient it would be for a couple to leave for work and drop off their children right in the building!

As for the suites, those in sizes from 1,500 to over 3,000 square feet are far more popular today than they were a few years ago – both for families and for grandparents who enjoy having their grandchildren visit them at their condo. And this trend isn’t just for established families. Young couples who choose to raise a family in a condominium could purchase a onebedroom-plus-den suite and convert the den to a nursery when they have their first child. Plus, condo owners often find that their suite offers them more usable space than a townhome or detached home of the same size.

This is because in a condo there is no wasted space with hallways, and design advancements have introduced things like linear kitchens and lofts that add to their functionality.

Whatever your family configuration, consider condominium living.

From Downtown to Metrotown to Surrey Central and throughout Metropolitan Vancouver, you will find exciting choices that offer a high quality of life for residents of all ages.

SOUTH SURREY/WHITE ROCK

AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 59

YOUR FIRST HOME

Saving tips for FIRST-TIME HOMEBUYERS

HOMEOWNERSHIP IS A BIG DREAM FOR MANY YOUNG CANADIANS, AND IS LIKELY THE SINGLE BIGGEST INVESTMENT MOST OF US WILL

While saving for a down payment can be challenging, Farhaneh Haque, director of mortgage advice at TD Canada Trust, says that young Canadians can save for a down payment a little quicker by following a few simple rules.

“First, examine your budget and set a savings goal,” says Haque. “Take advantage of online budgeting tools to gain insights into where you spend your money. Also remember that in addition to your down payment you will need to save for the additional costs involved with a home purchase, which include moving costs and legal fees.”

MAKE IN OUR LIVES.

Even a small adjustment in your spending habits can go a long way toward helping you save a bigger down payment

60 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

Next, curb your spending and increase your savings. “Even a small adjustment in your spending habits can go a long way toward helping you save a bigger down payment,” says Haque. “For example, consider using transit to get to work instead of driving and paying for parking – it can really add up over time.”

One of the most effective – yet overlooked – strategies is to put money aside before you can spend it. Haque suggests setting up a regular, preauthorized transfer service that moves a specific amount from each pay cheque into a high-interest savings account. Making savings automatic is a simple and effective way to stay disciplined while saving for a down payment.

Finally, Haque reminds first-time homebuyers that they may be able to take advantage of the federal government’s Home Buyers’ Plan. “Those who have been actively saving for their retirement can access up to $25,000 from their RSPs to bump up their down payment when they purchase their first home. The RSP funds must be paid back within 15 years, so it is important to factor this repayment into your monthly budget.”

For more advice on saving for a down payment, visit tdcanadatrust.com/ homeownership. NC

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AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 63

INSIDE MORTGAGES

Second Quarter

2014 MARKET UPDATE // BY KRIS GRASTY

After a slow start in the first quarter of 2014, the Real Estate Market in the Lower Mainland erupted into a fury of activity. The media often spurs on negative speculation, and with a slower start to the year; some media outlets and economists again rang the alarm bells signaling a perceived beginning to a “hard landing” or rapid decline in the market.

But fast-forward just a few months: the regular spring market was gaining ground once again!

The June 2014 numbers are in, and the earlier predictions or warnings in the media could not have been further from the truth. The Real Estate Board of Greater Vancouver has reported a 28%+ increase in sales over June 2013. When compared to the 10 year history we are only 0.6% off the average. The benchmark home price in Vancouver has risen 4.4% and Surrey/Langley has seen an average 3% increase over the home prices of June 2013. Listings are up 9.5% in Greater Vancouver and up 13% in the Fraser Valley for the same time period.

Though we did experience some economic “softness” in 2013, things have been slowly improving since late last year.

Thanks to a redirection of the Bank of Canada with Stephen Poloz at the wheel, we have seen more focus on the correction of the Canadian dollar (sorry 64 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

US shoppers) as opposed to the continued focus or pressure on interest rates. With this change we have seen a positive and productive effect in our exports and GDP. Our exportdriven recovery is expected to continue and is currently 12.7% higher than a year ago. The end result is strengthened businesses in Canada along with possible increases or stability in employment.

With positive employment and immigration there is a continued need for the supply of housing. A stable job market and steady employment rates assist in propping up our average home prices. Our region is seeing continued increases to income levels that further support higher Vancouver home values. Immigration to BC is both international and interprovincial because we live in such a desirable place; a coastal paradise with temperate climate and a variety of activities just outside your doorstep.

Contrary to some people’s ideas, our Real Estate situation is not a result solely of off shore investors either.

Being locked between mountains and the ocean; subdivided further by the rivers, lakes and agricultural land reserves, we are sitting on a finite amount of land available for development. There is also chatter about tech firms such as

“Affordability” is another term used negatively in the media. With stable employment “affordability” really implies buying within your means not that buying a home is impossible.

Microsoft, Amazon and Sony Pictures setting up shop in Vancouver. Surely our corrected Loonie will assist in similar corporate moves. These larger firms bring with them more employment and more interest in our little corner of the world.

“Affordability” is another term used negatively in the media. With stable employment “affordability” really implies buying within your means not that buying a home is impossible.

The largest issue with affordability in Greater Vancouver seems to be the ability to put together a decent down payment. For First Time Buyers, this is daunting, but the down payment problem can be minimized if people start to save earlier. Baby Boomers are getting older and starting to downsize their homes in preparation for retirement. We are seeing the early stages of a transfer of wealth, where the Boomers are assisting their younger family members with gifted down payments, yet another solution.

Whatever you call them; Gen Y, Millenials, Echo Boomers etc., this group is larger than the Baby Boomer generation and is currently between the ages of 20-38.

This demographic is big enough to help prop up our market for some time to come, especially when you factor in post-secondary education time and how they seem to be starting their own families later in life than previous generations.

The noise around interest rates has continued month after month. By the time this is printed, Prime will have been held steady at 3.00% for nearly 4 years! Now that we are starting to see signs of economic recovery along with slight increases to inflation, perhaps it is almost worth talking about. Most economists agree that global factors, international politics and core inflation are still factors that may prevent the anticipated increases. The new target for interest rate movement has been pushed

out to late 2015.

The cost of funds or bond yields that predicate the fixed rates is still historically low in today’s market. Even if we start to see rates move northward, it likely won’t be a runaway train.

After a largely successful Q2, economists are calling for 5 – 6% increases to our average home prices here in Vancouver. Low interest rates continue to assist in affordability and getting the Echo Boomers into home ownership.

The single family homes win overall and are expected to continue to outperform the condo market due to increased value in land and the desire to own land.

The scarcity of the developable land in Greater Vancouver spurs on the growth to outlying areas and eastward to the Fraser Valley, Maple Ridge and Langley being prime examples.

We will hear of Real Estate Market slow down or housing starts are down again as we near the end of the typical peaks, but don’t worry. These ups and downs are consistent with what we have seen for many years, the media just needs something to talk about.

We will periodically see corrections in our market but the general trend continues upward over time.

Excelsior!

AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 65

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DEVELOPER OF AWARD-WINNING JEWEL TOWERS

LV D KW AY B

UB TEA PLA

COAST MERIDIAN RD

RIDGE PARK

ET R

EE

WA Y

PA R

LVD

COQUITLAM | PORT COQUITLAM | PORT MOODY | PITT MEADOWS

LA NS BL VD DOW

NE

C1

DR

Barnet Hwy

ST JOHNS ST

V

VICTORIA DR

LINCOLN AVE

COQUITLAM CENTRE

DEWDNEY TRUN K RD PRAIRIE AVE LD

R

SY ES

Lo

T

DAW ES

ed H

H IL LR

HN

SH

B2

heed

Hwy

KI

NG

he

ed

SW AY AV E

Hw

DOMINION AVE

y

B4

DEWDNEY TRUNK RD

DEWDNEY TRUNK RD

Lo

ug

COLONY FARM REGIONAL PARK

D

wy

ary

l Hil

he

ed

Hw

y

s as

MEADOW GARDENS GOLF COURSE

p By

M

FORD RD FRASER RIVER

COQUITLAM Sales Centre #408 - 552 Clark Rd. Burquitlam Plaza 604.492.0222

A2. CHARLAND

102 - 1020 Austin Ave. 604.492.3388

DEWDNEY TRUNK RD

A3. BLUETREE HOMES AT MACKIN PARK

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

A4. UPTOWN

bosaproperties.com 604.93.2677

PORT COQUITLAM

PORT MOODY

B1. ORCHID

C1. THE STATION GOLDEN EARS

2455 Wilson Ave. 604.866.4206

B2. ALTURA

2345 Welcher Street 604.552.5887

B3. PRIMA

#110 - 2255 Wilson Ave 604.945.3999

B4. FREMONT GREEN

Fremont Connector www.mosiachomes.com/fremont-green

68 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

HARRIS RD

HAMMOND RD PITT MEADOWS AIRPORT

A1. REGAN'S WALK

123RD AVE

2708 St Johns StBRIDGE St Johns & Moody St 604.492.3338

207TH ST

VE TE A

ghe

ug

AU G

A3

Lou

B3 B1

Loug

AUSTIN AVE

A2 NE BRU

MARI NE R WAY

MUNDY PARK

MUNDY ST

AUSTIN AVE

LINTON ST

SMITH AVE

COMO LAKE PARK

OTTAWA ST

MA

ST

ER

COMO LAKE AVE GATENSBURY ST

A1

A4

BLUE MOUNTAIN ST

NORTH RD

CL

AR

KE

RD

TH

210TH ST

PIONEER MEMORIAL PARK

DR

203RD ST

INLET PARK

TA IN

IA

S BONSON RD

ROCKY POINT PARK

UN

R TO IC

HARRIS RD

y

w H

SHORELINE PARK

DAV ID A VE

TOWN CENTRE PARK

CEDAR DR

MO

COAST MERIDIAN RD

D

R IT AG E

JOHNSON ST

t ne

r Ba

OR

HE

PI N

DAVID AVE IOC

RR R IVE

D

Move in Fall 2014 New in-building display suite now open Call today to book a tour

604.939.8874

You’ll love your strata fees... $0

Buy now and we’ll pay your strata fees for 2 years* More Space. More Value.

Homes up to 1,028 sq. ft.

1 bed from $199,900 2 beds from $319,900 See more at bluetreehomes.ca

* Please call the Mackin Park sales team for more details; prices and promotion are subject to change without notice. GST not included. E.&O.E.

Sales Centre open daily Noon to 5 (closed Friday) 211 – 1020 Austin Ave., Coquitlam 604.939.8874

YOUR BEST SOURCE OF REAL ESTATE INFORMATION TO BUY, SELL, RENT OR RENOVATE. Pick us up at over 750 convenient locations including: Safeway, IGA, Skytrain Stations, Community Centres and More.

TO ADVERTISE CALL 604.519.6080 August 8 - 22, 2014 Volume 04 Issue 16

Aug 8 - 22, 2014 Volume 22 Issue 16

ADERA.CO M | 604- 980- 0016

INSIDE THIS ISSUE

BOB RENNIE AWARDED THE ORDER OF BC

URBAN CONDOS AND YOUNG FAMILIES MIX

NEIGHBOURHOOD PROFILE: THE FUNKY WEST END

VertIcAl StorAge SolutIonS for your home

inside this issue

neIghbourhood ProfIle: chArmIng South cAmbIe

tIPS for decIdIng when to buy

FREE METRO VANCOUVER EDITION www.homedecorandrenovations.com

August 1 - 29, 2014 Volume 22 Issue 08

JULY-AUGUST 2014 VOLUME 13 ISSUE 4

Metro Vancouver Edition

FIND YOUR NEXT HOME

PLUS

FUTURISTIC BATHROOM

MUST-HAVES

Vancouver, BC

AVAILABLE NOW RentersGuide.ca

CO

RJR CONSTRUCTION

MI

NG

GIVES A BORING BUNGALOW A CLASSIC CHARACTER MAKEOVER

SO

ON

Van Ren 07-2014.indd 1

2014-07-11 4:05 PM

View our Magazines online at NewCondoGuide.com Like Us on facebook search: Condo Guide

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

CONDO PROFILE

PRIMA RESIDENCES

Beautiful + Luxe + Urbane // BY JANINE MACKIE

Luxury is standard and not an option. hardwood floors and a complete Kohler package are all included.” Even if you were to exclude these extras, and compare prices, “you’d still come ahead at Prima. There’s great value here.”

Floor plans range from 751 squre foot one-bedroom and den units, up to 954 square feet with two bedrooms, two-bathrooms and a den. Rooms soar with elevated nine-foot ceilings. There’s so many luxurious details -- quartz stone countertops, polished porcelain wall tile, soft-close drawers and ensuite exclusives like frameless glass walk-in showers with rain-shower heads.

hirty-four minutes. That’s all the time it takes if you work in Downtown Vancouver to come home to Port Coquitlam on the West Coast Express.

That’s just enough time to unwind, finish a cup of coffee and decide what to make for dinner.

Combine the ease of commuting with the affordable price point of a luxurious new condo at Prima Residences on Pitt River Rd. in Port Coquitlam – from $219,900 for a Junior two-bedroom home and it’s no surprise savvy homebuyers are eyeing this four-storey development with its exclusive collection of just 25 homes.

“They like the community feel of a smaller development,” says Prima’s sales manager John Caldarella. “You know people love what they see when they buy one day and then the next day they bring their mom to buy too.”

Oversized glass windows frame mountain views Clean simple lines of Prima’s West Coast modern architecture are enhanced with horizontal cedar and fibre board lap siding, metal cladding and chic decorative slats for a look that’s contemporary yet durable and maintenance free. Beautiful, luxe and urbane – oversized glass windows frame the mountain views and bring a shine, lift and futuristic feel to the typically traditional streetscape of PoCo. Walk to the West Coast Express Station, shops, and restaurants or peddle to the nearby PoCo Trail!

Real engineered hardwood + Premium Appliances Like most homebuyers these days, they’ve done their research – shopped and compared to make sure they’re getting the best value. The reason they come back to Prima, says Caldarella is simple: “luxury is standard and not an option – full-size washer and dryer, high-end refrigerators with water and ice, real engineered

Sales centre at 110 – 2255 Wilson Ave. in Port Coquitlam, open daily (except Fridays) from noon to 5pm. For more information call 604.945.3999 or visit online at primaliving.ca.

T

AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 71

COQUITLAM/PORT COQUITLAM/PORT MOODY

MORE LIVING. LESS MOWING.

Regan’s Walk offers you everything you love but none of the things you don’t:

RD

NORTH RD

E LAKE AV REGAN AVE

BURQUITLAM STATION

CL A RK E

• Easy ownership means more time to read than weed • Centrally located within a thriving, walkable community steps from SkyTrain • Spacious 1 bed -- 3 bed + den homes from 580 -- 1102 sq.ft.

• Enhanced outdoor living with private yards • Construction underway, move-in Spring 2015

COMO

SALES CENTRE

SMITH AVE

COTTONWOOD AVE

Over 70% of homes are sold, so hurry in and choose your home today.

SALES CENTRE + DISPLAY HOME Burquitlam Plaza, 408 – 552 Clarke Rd., Coquitlam. Open Daily Noon – 5pm (except Fridays)

604.492.0222 REGANSWALK.CA 72 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

Marcon Regan Homes Ltd.

COQUITLAM/PORT COQUITLAM/PORT MOODY

Occupancy 2015

Orchid Riverside Condos from

PRESENTATION CENTRE: Open Daily Noon - 6 PM (except Fridays) Traboulay PoCo Trail tlam

i Coqu

River

Orchid Presentation Centre

Gates Park

$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 PREC, 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.

AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 73

VI

CT

CEDAR DR

VICTORIA DR

DOMINION AVE

224TH ST

DEWDNEY TRUNK RD

Lo

ug

he

ed

210TH ST

DEWDNEY TRUNK RD

Hw

216TH ST

y M EADOW GARDENS

124TH AVE

232RD ST

228TH ST

4

DEWDNEY TRUNK RD

227TH ST

224TH ST

123RD AVE 203RD ST

DEWDNEY TRUNK RD

1

HAMMOND RD

240TH ST

PITT M EADOWS

S BONSON RD

207TH ST

AIRPORT

R IVE

R RD

2

3

116TH

248TH ST

FORD RD

HARRIS RD

GOLF COURSE

HARRIS RD

AVE

D E R BY R EACH R E G I O N A L PA R K

A KA KAN

WAY

110TH AVE 108TH AVE GOLDEN EARS BRIDGE

y

Hw

104TH AVE

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

74 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

JAC KS O

ed

ghe

Lou

N

DR MACLU RE

240TH ST

OTTAWA ST

PITT MEADOWS | MAPLE RIDGE

PITT MEADOWS/MAPLE RIDGE

NOWLING! SEL

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 oversized south facing terraces perfect for entertaining.

DEWDNEY TRUNK RD

N

VANCOUVER

RIV

ER R

D

7 FR

604.467.0692

NE

AS

ER

RI

VE

N

HA

SIO

MIS

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

DOWNTOWN MAPLE RIDGE

LOUGHEED HIGHWAY

223

Noon - 5pm 22327 River Road Maple Ridge, BC

222 ST

OPEN DAILY

YB

YP

AS

S

R

reflectionsliving.com

W !

NOLING L SE AT FALCON CENTRE

LUXURY WITHIN REACH PRESENTATION CENTRE

AT FALCON CENTRE

VANCOUVER

RIV

7 N

ER R

D

FR

A

HA

N

SIO

604.477.1500

DOWNTOWN MAPLE RIDGE

LOUGHEED HIGHWAY

MIS

Buy Early for the opportunity to Customize

Open Daily noon - 5pm 101-11882 226th Street Maple Ridge, BC

226 ST

TWO BEDROOM PLUS DEN CONDO'S UP TO 1540 sq. ft.

DEWDNEY TRUNK RD

PRESENTATION CENTRE

222 ST

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,HOME, and landscaped YOUR YOUR gardens WAY make the most of the area’s beautiful surroundings. Customization available for a limited time. Register today to learn more!

SE

NE

R

RI

V

ER

YB

YP

AS

S

signaturefalconcentre.com

AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 75

CONDO WATCH Condos at The Heights: South Surrey ON THE STREET: 28th Avenue and 156th

Street ON THE WEB: theheightsliving.ca INFO: 778.545.8737 HIGHLIGHTS: Hot on the heels of Lakewood’s successful The Heights townhomes, Condos at The Heights introduces 66 spectacular condominium residences to this popular neighbourhood. Meticulously planned, distinctive design features include nine-foot ceilings, chrome door handles, oversized windows, and sleek laminate flooring. Easy access to a diverse range of shops, grocery stores, schools, public transportation routes, and parks. An ideal place to put down roots and start new memories. Priced from the low $200,000s.

CONDO MARKET WATCH Condominium homes to keep your eye on

Uptown 2: Coquitlam ON THE STREET: 581 Clarke Road

x61: North Vancouver ON THE STREET: 1001 Marine ON THE WEB: x61living.com

Urban by nature, this collection of one-, two-, and threebedroom condos offers contemporary architecture in a mixed-use development.

Great location near the diverse city amenities and outdoor recreational opportunities that make North Vancouver a favourite place to call home.

Priority registration now underway.

Don’t miss out.

HIGHLIGHTS:

Citti: Vancouver ON THE STREET: Broadway and Alberta

Street ON THE WEB: liveatcitti.com INFO: 604.880.6880 HIGHLIGHTS: Register early for this rare opportunity to purchase a brand new home in one of the Southside’s most up and coming neighbourhoods. A selection of one-, two-, and threebedroom homes all offering outstanding proximity to the Canada Line, Seawall, shopping, restaurants, and cycle routes. Spectacular cityscape views and a vibrant, lively ambiance.

This is where Vancouver connects… meaning this is where you want to be.

76 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

The Ave Boutique Residences: North Vancouver ON THE WEB: theaveliving.com

ON THE WEB: bosaproperties.com/ uptown INFO: 604.939.2677 HIGHLIGHTS: The second phase of this exciting development from Bosa is expected to launch late September.

Exceptional location just steps from the upcoming Evergreen Line and diverse new retail plus easy access to SFU, Highway 1, and the recreational activities of the North Shore. Best of all, this location feels like living in Burnaby but you’re paying Coquitlam prices. New display suite coming soon. Presentation centre remains open regular hours so stop by or register online for more information updates.

INFO: 778.985.4767 HIGHLIGHTS: Not much info yet, but you can priority register to be one of the first to be in the know. Located just off Marine at Pemberton and West 16th in North Vancouver, these condominium homes offer excellent proximity to shopping, restaurants, transit, and outdoor recreation. Keep your eye on this column and we’ll also bring you updates as they come available.

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.

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

AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 77

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.

78 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

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.

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 AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 79

BRITISH COLUMBIA’S

NEW CONDO DEVELOPMENTS PROJ ECT

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

PROJ ECT

ABBOTSFORD

Abacus Uptown Hudson’s Loft 2 Lift Mahogany at Mill Lake Waterleaf

LR LR LR HR LR

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

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

604.854.1201 Call hudsonsloft.ca Coming Soon 604.557.1047 Call 604.746.1551 Call 604.850.3694 From $179,900

HR LR HR HR LR LR HR LR HR

604.936.1888 From $235,400 778.829.1500 From $220,500 604.472.9555 From $599,900 604.472.9555 From $291,900 604.288.9888 Call 604.939.8874 From $199,900 604.464.2701 Call 604.492.0222 From $199,900 604.939.2677 From $258,900

BURNABY Aldynne on the Park HR 604.541.9517 From $409,900 Altitude HR 604.456.8883 From $239,900 Aviara HR 604.291.9130 Call NORTH DELTA Brentwood HR 604.563.8386 From $299,900 Luxor LR 604.590.8003 From $199,900 CentreBlock at Univercity HR libertyhomes.ca From $239,900 Delta Rise HR 604.594.7473 From $189,000 Highland House MR 778.331.0348 From $209,900 Lift LR/TH 604.320.3386 Call LANGLEY Athenry Gate LR 604.882.8857 From $137,500 Madison LR liveatburnabyheights.com Coming Soon LR 604.534.6000 From $199,900 Cornerstone Met 1, The HR 604.899.8800 From $349,800 Elements LR 604.533.7718 From $159,900 Met 2, The HR 604.899.8800 Coming Soon Focal Pointe LR 604.377.7000 Coming Soon Metro One LR 604.435.9477 Call Kensington LR 604.427.3311 From $199,900 Metro Two LR 604.435.9477 From $439,900 Suede LR 604.514.1530 From $224,900 Metroplace HR 604.435.8866 Call Varsity LR 604.539.2200 From $139,900 Moda HR 604.439.9580 Call Yorkson Creek LR yorksoncreek.com From $179,900 Modello HR 604.456.0688 Call OakTerra LR 604.431.6033 Call MAPLE RIDGE Oro LR 604.754.7338 From $274,900 223 North LR 604.463.0588 From $174,900 Red Bricks LR 604.527.7955 Call LR 604.318.5254 Call Cascada Reflections HR 604.525.8496 Call LR 604.466.8783 From $149,900 Edge on Edge Silver HR 604.435.8866 Call LR 604.522.8970 Coming Soon Meadows Pointe Solo District HR 604.298.8800 From Low $300’s Signature at Falcon Centre LR 604.477.1500 Call Station Square HR 604.438.1113 Call LR 604.467.8884 Call Parc Vue Storybrook LR 604.528.8906 From Low $300s Reflections LR reflectionsliving.com Coming Soon Trio LR 604.218.3338 From $249,900 Rivers Edge LR 604.318.5254 From $170,900 Wall Centre Central Park HR 604.874.9232 From $299,000 Station One LR 604.467.9300 Coming Soon Wellington Station LR 604.380.0300 From $189,900 CHILLIWACK / SARDIS Garrison Crossing SF/LR/TH 604.824.5062 Call NEW WESTMINSTER La Cason LR 1.800.830.7175 From $184,900 258 on Sixth HR 604.377.9630 Call Brewery District HR 604.694.1188 Coming Soon COQUITLAM Carlyle at Victoria Hill HR 604.523.0733 Call 1123 Westwood HR 604.472.1123 Call Dominion MR 604.525.8980 Call Austin HR 604.931.0302 From Low $200’s Duo at Port Royal LR 604.520.9890 From $218,900 Bloom LR/TH 604.939.8808 From $249,900 Elliot St HR 604.524.8080 Call LR 604.492.3388 Call Charland Glass House Lofts LR 604.520.9890 Call LR 604.939.0018 From $189,900 Como Grove, The LR 604.523.0733 Call Emerson LR 604.936.9300 Call HR 604.942.2672 From $273,900 Evergreen Lookout at Victoria Hill, The LR 605.523.0733 From $239,900 Penthouse (PH)

Live Work (LW)

City Home (CH)

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 f r om t h e mid $1 0 0 ’s

FIFTHAVE.CA 80 METRO VANCOUVER NEW CONDO GUIDE AUG 8 - 22, 2014

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

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 Alexandra Court Avanti Camber Cadence Carrera Concord Gardens Elle Gardens, The Harmony Monet Opal at Richmond Centre Ora Parc Riviera Park Residences Pier, The Pinnacle Living at Capstan Remy River Green River Park Place River Inlet Tempo Saffron

PITT MEADOWS

778.846.3200 604.460.6601

LR LR LR LR LR MR LR LR HR LR LR

604.552.5887 604.464.5856 604.435.9477 604.349.9245 604.475.5100

604.866.4206 604.945.3999 604.468.8252 604.468.8252 604.351.3261 Penthouse (PH)

Aqua Elaho University Heights

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

City Home (CH)

From $246,900

HR HR

604.552.0552 604.492.3338

Call Call

LR 604.278.5809 From $339,900 LR/HR 604.276.9186 From $354,900 LR/HR 604.276.0677 Call HR 604.276.868 Call HR 604.244.7721 Call HR 604.233.7748 From $300,000’s HR ellerichmond.com Coming Soon LR 604.271.3331 From $298,800 HR 604.278.3939 From $318,800 HR 604.233.7748 From $300,000’s HR 604.303.7575 From $464,900 HR 604.278.8838 Call MR 604.231.5900 From Low $200’s HR 604.303.8878 From Low $370’s LR 604.274.7326 Call HR/MR/TH 604.303.0148 From $299,900 LR 604.279.8866 From $211,900 MR 604.233.2633 Call From $239,900 HR 604.282.7838 MR/TH 604.233.2633 Call HR 604.276.8885 From $283,900 LR 604.270.2482 Call

SQUAMISH / WHISTLER

Call From $134,900

PORT COQUITLAM

Altura Burleigh Walk Carmandy Fremont Green La Via Novella Orchid Prima Residences Shaughnessy, The South Verde Spring

604.464.4764

RICHMOND

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

LR

PORT MOODY

NORTH VANCOUVER

Cedar Downs Liv42

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

Valorie on the Park

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

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

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

SURREY

3 Civic Plaza Ascend Balance Connect Esplanade at Waterstone G3 Residences Latitude Lingo Lumina Manarola High Rise (HR)

Mid Rise (MR)

Low Rise (LR)

Loft (LO)

Townhouse (TH)

AUG 8 - 22, 2014 METRO VANCOUVER NEW CONDO GUIDE 81

PROJ ECT

Park Avenue Park Central 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

HR LR LR LR HR TH/HR LR HR HR

604.583.9866 604.817.5852 604.581.8000 604.888.514 604.588.5795 604.588.6999 604.588.3783 604.951.9283 604.951.9283

PROJ ECT

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

From $250,000 From $289,900 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 604.576.1772 LR 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

LR LR LR MR LR LR MR LR LR LR MR LR HR LR MR HR

Brio Tsawwassen Springs

238westbroadway.ca Call 604.569.3388 From $227,900 604.569.1555 Call 604.872.0331 From $269,900 605.563.6777 Coming Soon 604.338.5233 Call 604.620.7886 Call 604.688.5527 From $349,900 604.877.1116 From $339,900 604.559.2011 Call 604.261.3936 Coming Soon 604.434.2205 From $359,900 604.436.1100 Call 604.303.8838 From $219,900 604.683.0900 From $249,900 604.874.9232 From $299,900

LR MR

604.568.7551 604.620.8600 Penthouse (PH)

WEST VANCOUVER

City Home (CH)

LR

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 Live Work (LW)

LR 604.943.8811 Call SF/LR 604.948.HOME Call

Galleries on the Bay

WEST SIDE

5555 Dunbar 99 West

604.738.0001 Call 604.646.1111 From $499,900 604.682.8801 Call 604.685.5778 Call 604.568.5060 Call 604.687.4353 Call 604.687.8800 From Mid $300’s 604.687.2298 Call 604.559.9848 Call 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 604.731.5522 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

TSAWWASSEN

EAST SIDE

238 W Broadway Bohème Collection 45 Evan Focal Jade Kensington Gardens Local Main Street Marquee on the Drive Shine Shoreline Skyway View338 Wall Centre 900 Hastings Wall Centre Central Park

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 604.560.5535 From $219,900 778.545.8737 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

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OUR DOORS DON’T SLIDE OR SWIVEL, THEY DISAPPEAR. DESIGNFORWARD ARAGON.CA

GLASSHOUSE LOFTS Over 50% sold and Move in Ready. Visit GlassHouse Lofts today to preview our 3 designer display homes, featuring 20 foot ceilings, reclaimed brick walls and riverfront roof decks. Expect the unexpected. Starting from the low $400’s.

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.

THE STATION: IN THE HEART OF PORT MOODY Our collection of 1-2 bedroom condos and modern townhomes are equipped with a geothermal heating and cooling system that keeps you cool in the summer and warm in the winter. These design inspired, move-in ready homes are within walking distance to the new Evergreen Line and the heart of Historic Port Moody.

Starting in mid $200’s.

Call Or Visit: 2708 St. Johns Street, Port Moody, 604.492.3338