BC New Condo Guide - Aug 21, 2015

Aug 21 - Sept 4, 2015 Volume 05 Issue 17

37 elegant concrete residences in the exclusive West Side neighbourhood of Kerrisdale

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

INSIDE THIS ISSUE

THE FREEDOM OF BEING CAR-FREE

CONDOS AND THE REAL ESTATE “BUBBLE”

EXPLORING RICHMOND’S OVAL VILLAGE

1 – 3 BEDROOM + DEN HOMES. $299,900 – $692,900

778.398.1344 OR ARAGON.CA/PORTAGE 260 SALTER ST, NEW WESTMINSTER

#ARAGONFORWARD

Aragon Properties Ltd. specifications, features and prices without notice. Please refer to disclosure statement for specific offering details. E.&O.E.

*In our continuing effort to improve and maintain the highest standard, the developer reserves the right to modify or change plans,

THINK WE’RE SELLING THE DREAM? NO, THESE WATERFRONT HOMES ARE FOR REAL. NOW SELLING

WHEN YOU’RE HOT, YOU’RE HOT. GREAT DESIGN IS NATURALLY BEAUTIFUL.

PORTAGE Situated along the Fraser River in Queensborough, these 2 buildings draw from their natural landscape and use design to be both beautiful and liveable.

The first 48 homes, consisting of 1–3 bedroom + den condo and loft homes, will defy your expectations of what comes standard’ in an Aragon home.

Come visit our 2 designer display homes! MOVE-IN READY.

778.398.1344 OR ARAGON.CA/PORTAGE 260 SALTER ST, NEW WEST

#ARAGONFORWARD

*In our continuing effort to improve and maintain the highest standard, the developer reserves the right to modify or change plans, specifications, features and prices without notice. Please refer to disclosure statement for specific offering details. E.&O.E.

MOVE IN TODAY!

COLLECTION OF ARAGON HOMES

VISIT ARAGON.CA

2 HOMES AVAILABLE

2–4 bedroom waterfront penthouse lofts available.

Viewing available by appointment: 604.520.9890 Heavier

105 AVE

156 ST

154 ST

152 ST

104 AVE

100 AVE

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 3

2 ,9 V E 59 S A $3 & M R E RO PA F M MS CO O O DR

BE

METRO VANCOUVER’S

COME FIND OUT WHY

NOW SELLING

SALES CLOSED

Enthusiasm for New Westminster has been unprecedented—it’s like Gastown with waterfront. That’s why RiverSky’s first tower sold so quickly— and RiverSky2 promises more of the same. It’s right on the waterfront esplanade and steps from SkyTrain. The shops and cafes of River Market are next door.

1–3 BEDROOMS PRICED FROM $293,900

Sales Centre open daily 12pm–6pm 659 Columbia Street, New Westminster

RiverSky2 is developed by Bosa Properties (RiverSky Land) Inc. Renderings, sketches, layouts and finishes are representational only. Prices subject to change without notice. E. & O.E.

4 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

00

FASTEST SELLING COMMUNITY OF 2015

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 5

D 5 EP % O SI T

A FRESH START AT EVERGREEN

BOSA IS PEACE OF MIND, EVERYTIME. CONCRETE CONSTRUCTION, IN A GREAT NEIGHBOURHOOD,

BY RAPID TRANSIT. MOVE IN THIS SUMMER 2015.

Just outside your front door is the brand new Evergreen line, groceries, green spaces, cafĂŠs, and Coquitlam Centre Mall. Now is the perfect time to start fresh in a new Bosa Properties home.

SUITE

TYPE

SQ FT

PRICE

1207 1308 1908 2905

F Plan (2 Bed) B1 Plan (1 Bed + Den) B2 Plan (1 Bed) K1 Plan (2 Bed Sub-Penthouse)

853 591 591 957

$423,900 $295,900 $307,900 $598,900

VISIT US AT OUR NEW GREETING CENTRE AT: 3007 Glen Drive (at Pinetree Way) Coquitlam Open Daily 12-6pm

604.942.2672

bosaproperties.com * Evergreen is developed by Bosa Properties (Evergreen) Inc. Renderings, sketches, layouts and finishes are representational only. Prices subject to change without notice. E.&O.E.

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 7

CONTENTS

AUG 21 - SEPT 4, 2015

VOLUME 5

COVER STORY

ISSUE 17

IN EVERY ISSUE 12 Editor’s Note

FEATURE

36 Spotlight on Oval Village Richmond’s most exciting and dynamic new neighbourhood

by Michelle Hopkins

52 The freedom of being car-free 10 Minutes With... architectural photographer and biking enthusiast Martin Knowles

by Susan M Boyce

COLUMNS 22 Hot Off the Web The down low on what’s up on ypnexthome.ca

by Diane Duflot

32 Condo Sense Popping all the theories about the real estate “bubble”

by Cameron McNeill

42 Condo Pro Why condos are the green choice

by Barbara Lawlor

16 The future of Kerrisdale luxury The Sterling

by Susan M Boyce

8 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

56 Industry Insider Common cents tips for buying

by Hugh Heron

58 Money Matters The top 5 ways people get into debt

by Gail Vaz-Oxlade

CONDO PROFILE

34

PRESIDENT, YP NEXTHOME

Jacqueline Hill

River Green True waterfront living in Richmond

EDITOR-IN-CHIEF / DIRECTOR OF CONTENT

by Susan M Boyce

SENIOR SALES MANAGER, WESTERN CANADA

Susan Legge DIRECTOR OF SALES, NATIONAL

Moe Lalani Edwin Rizarri ART DIRECTOR

Tammy Leung EDITOR

Stephanie MacDonald CONTRIBUTING EDITORS

Lydia McNutt Sara Duck Wayne Karl DESIGN EDITOR

Yanic Simard

IN THE NEWS

MEDIA CONSULTANTS

Dave Bird 604.319.7102 Brenda Everitt 604.319.7103

64

REBGV Mid-Summer Report July finished on a historical high-note

SALES COORDINATOR

Justin Salvador

PRODUCTION MANAGER

Bala Gnanapandithan GRAPHIC DESIGNERS

Miguel Cea Mike Terentiev PRODUCTION CO-ORDINATOR

Hanna Yarkony CONTRIBUTING EDITORIAL WRITER

Susan M Boyce

HOMEBUYERS’ HELP 24 Condo Market Watch Checking out what’s new and hot in Vancouver’s residential marketplace and beyond

by Susan M Boyce

65 Listings Directory

MAPS 14 Vancouver 26 Tri-Cities 28 North Shore/Squamish/Whistler 30 Richmond 38 Burnaby/New Westminster 44 South Surrey/White Rock 48 Surrey/Langley 60 Maple Ridge/Pitt Meadows

10 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

Published by

4180 Lougheed Highway Suite 102 Burnaby BC V5C 6A7 T 604.519.6080 F 604.519.6088 newhomeandcondoguide.ca ADVERTISING Call 604.519.6080 for advertising rates and information.

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

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

WEST COQUITLAM’S

SMARTEST DECISION BETTER QUALITY BETTER LOCATION BETTER VALUE

604.939.8868 CrownByBeedie.ca PRESENTATION CENTRE OPEN 12 – 5, SAT – THURS Burquitlam Plaza, #104 – 552 Clarke Rd (near Shoppers Drug Mart)

1, 2 & 3 BEDROOM HOMES FROM THE $290,000s Pricing is subject to change. This is not an offering for sale. Sale can only be made by disclosure statement. E.&O.E. Renderings are an artist’s conception and are intended as general reference only.

EDITOR’S NOTE

WHAT RULES YOUR HOME CHOICE?

SUSAN LEGGE Editor-in-chief Yellow Pages NextHome Susan.Legge@ypnexthome.ca Follow me on Twitter at Twitter.com/SusanLegge

Condo buyers are often driven by different influences, but there’s no doubt lifestyle is an increasingly important factor. Whether you’re considering a home near the beach, a golf course or a city penthouse or pied-à-terre, you’re likely looking to compensate for what you don’t have in your current residence.

The amount of living space is usually the issue – either too much or too little. Most young families are looking for more living space, which is why builders are designing homes with interiors that maximize every square foot of living space to make the most of your money.

As we get older, the quest for living space may take a different direction.

Downsizing is often the answer, although many homeowners with existing homes in suburban or rural areas are acquiring townhomes or pied-à-terres in the city. An urban location gives owners and their friends a chance to enjoy the social and cultural activities of the city without having to drive for hours to get home.

In today’s hectic world, your new home will be your retreat, so it’s important to find is to find a home that suits your needs and lifestyle. In this issue, we profile new communities which offer the perfect place to put up your feet, plus the latest industry news and features about buying and owning a new home. Enjoy!

Like us on facebook search: Condo Guide

FALL... IN LOVE WITH A NEW CONDO

STEPHANIE MACDONALD Editor Yellow Pages NextHome Stephanie.MacDonald@ypnexthome.ca

12 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

As great as summer is, with all the vacations, lake and ocean swimming, sunshine, barbeques and cold drinks on patios, the end of summer is great! Kids can stop moaning about being bored and start moaning about homework, you get to pull out all your fancy professional work clothes and wear boots without broiling yourself to death, you can start consuming red wine again and generally get back to your normal routine while complaining about the rain and planning Mexico trips.

But before summer actually comes to a close, there are a lot of great things to do in beautiful Metro Vancouver, things that can make you feel grateful to live here, no matter what time of year it is. Some activities to enjoy before the end of August: The PNE (of

course), The Richmond Night Market, all the wonderful outdoor pools in Vancouver, Bard on the Beach, Theatre Under the Stars in Stanley Park (I strongly recommend “Hairspray”) and a Canadians baseball game at Nat Bailey Stadium, to name just a few.

Coming up we can look forward to The Ghost Train (a personal favourite), autumn produce at local farmer’s markets, lots of exciting grand openings by developers near you, and of course skiing. Who could forget that?

If you’re looking for a home in Metro Vancouver, take this time to appreciate what you’re really buying a part of — the most fun and beautiful place in the world to live.

Happy condo hunting!

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 13

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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Presentation Centre in Oakridge Mall (south entrance, near Kin's Market) 778.616.7008

3. EAST PARK

4236 Main Street 604.879.3257

14 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

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8. THE CREEK

5. PARK & METRO

9. STERLING

6. TATE DOWNTOWN

10. RENFREW & 2ND

7. PROXIMITY

11. ADDITION

2nd Ave & Ont 604.731.3500

COMMERCIAL DR

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1265 Howe St 604.568.8283

E 29TH AVE

E 41ST AVE

OAK ST

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688 SW Marine Drive 604.325.8111

E 12TH AVE

SW AY

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2

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Pender & Main Street 604.620.6223

NG

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2. APERTURE

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QUEEN ELIZABETH PARK

W 57TH AVE

88 Pacific Boulevard (Vancouver, On the False Creek Seawall) 604.899.8800

E BROADWAY

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W 49TH AVE 9

1. W1

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W 12TH AVE

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95 East 1ar Ave thecreekbyconcert.com

49th & West Boulevard 604.428.8858

1831 Renfrew St 604-830-3938 1149 Hornby St 604.620.6692

12. RIVER DISTRICT 3302 North Arm Ave 604.879.8830

BOUNDARY RD

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BURRARD INLET

STERLING

by Cressey

37 ELEGANT

KERRISDALE RESIDENCES

The homes you’ve been waiting for from a respected builder Sterling by Cressey offers what so many people have been asking for: spacious, meticulously designed homes within picturesque Kerrisdale. This limited collection of two and three-bedroom residences and penthouses live exactly as a single family home should, offering the grandeur of an elegant, brand new space plus the freedom to leave at a moment’s notice to travel as you please.

N OW B O OK IN G P R E V I E W A P P O I NTM E NTS

604.428.8858

S t e r l i n g B y C r e s s ey. c o m

This is not an offering for sale. Such an offering can only be made after filing a disclosure statement. E&O.E.

COVER STORY

STERLING The Future of Kerrisdale Luxury

by Susan M Boyce

OKAY, I’LL ADMIT IT. Every time I see a new Cressey community, I think “it can’t get any better than this”— until I visit the next one. Case in point: Sterling in Kerrisdale.

A couple of years ago, I fell in love with Sterling’s predecessor, Arbutus Ridge, and more recently with Beverley in White Rock. But stepping into the entry of Sterling’s display home I feel my jaw drop. The sense of space, luxury and sheer elegance is astonishing.

Above, there’s a coved ceiling with recessed lighting that reminds me of the grand entryways I associate with Shaughnessy mansions. Ahead, I get my first glimpse of this home’s massive living room and the famous 16 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

CresseyKitchen™ — Cressey’s biggest yet — that I just know is going to get my inner chef ready to rock’n’roll.

It’s details like these that create the meticulous blend of contemporary minimalism and old world attention to detail and quality I’ve long associated with a Cressey home.

Live life large As we wander through the 1,408-squarefoot home, Jason Turcotte, Cressey’s vice president of development, has plenty more details to surprise me.

There’s the powder room’s über-chic, cylindrical sink and full-height linen storage, the laundry room’s stone counter top and damp dry hangers,

plus the richness of wide-plank flooring throughout. In the living room, a sliding panel cleverly reveals either the wall mount TV or a club-style Scotch bar.

The den adjacent to the second bedroom is bigger than some condo bedrooms I’ve seen and would be a sunny, inviting extra sitting room or home office. Mind you, the covered balcony off the master bedroom would be where you’d most likely find me sipping a latté and reading the morning paper most days.

Naturally, we spend some extra time in the kitchen. Now this space is definitely at the very top of my “wow factor” list. The centre island is square and larger than anything I’ve seen in

Most of our homeowners have lived in this neighbourhood for years. They’ve now made the decision — not from necessity but from desire — to move from the single-family home into a residence where they can just lock’n’leave when they want to travel.

— Jason Turcotte a condominium residence — perfect for entertaining or simply hanging out with the family for a casual breakfast or lunch. Plus there’s a premium wall oven

by Wolf, concealed, 36-inch SubZero fridge with two freezer drawers, even one of Sterling’s optional full-height wine fridges… yes!

“And check this out,” Jason says opening the cabinet door to what I thought was some intelligently positioned floor-to-ceiling shelving in the chef’s wall. The reality is even better — it’s one of the pullout pantries with access from both sides that I’ve always wanted in my own home. Next he opens the cabinet beside the gas cooktop, a two-level magic corner shelf silently AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 17

slides out of the typically inaccessible back corner. Instantly we agree it’s the perfect spot for storing all your cooking oils and spices, so they’re right beside the stove when you’re cooking but then tuck neatly out of sight the minute you’re done with them. No clutter cooking… I love it.

When we get to the master bedroom, I hear myself give a gasp of surprise.

The king bed is flanked by two, large night tables and there’s still plenty of room to spare. The walk-through closet even has millwork closet organizers that Jason assures me are standard in every home — classy and oh-so-practical.

The ensuite is a showstopper.

Completely finished in marble — floor, shower surround, even the walls — this tranquil retreat would be right at home in any five-star hotel, and I find my mind wandering to the delights of an Italian spa resort or perhaps in a castle overlooking the Mediterranean.

There’s a free-standing soaker tub that’s practically begging to be filled with fragrant bubbles, and the sink is an elongated oval I’d estimate is four feet long with two sets of faucets, a recessed accessories ledge with undermount lighting, as well as his’n’hers medicine cabinets seamlessly integrated into the mirror. Seems like Cressey’s thought of everything to make this a true spastyle retreat.

Rediscover your favourite neighbourhood “Most of our homeowners have lived in this neighbourhood for years,” Jason says. “They’ve now made the decision — not from necessity but from desire — to move from the single-family home into a residence where they can just lock’n’leave when they want to travel.

“These purchasers know they don’t need 3,000 or 3,500 square feet, but they don’t want to be shoehorned into 900 square feet either. And they are absolutely not willing to compromise on features or space. They want big kitchens, private outdoor spaces, and ultra high-end finishings — features that 18 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

mean they’re excited when they have friends over.”

For homeowners, Sterling is a rare opportunity to purchase a brand new, luxury condominium home in one of Vancouver’s most affluent neighbourhoods. For Cressey, it’s a chance to continue raising the bar in sophisticated design for a discerning market. For Jason and the sales team, one of the most rewarding moments when they’re touring people through the presentation centre is seeing people sit down on the sofa or at the dining room table just chit-chatting with each other because they already feel like they’re at home.

æ AT A GLANCE

Sterling is a boutique collection of 37 exceptional two- and threebedroom residences located at 48th Avenue and West Boulevard in Kerrisdale.

The display suite is open noon to 5:00 by appointment only at 3130 Arbutus Street (at 15th Avenue) in Vancouver.

Prices start at $1,575,000. Don’t miss this rare opportunity. To book your private viewing, call 604.428.8858 or register online at SterlingByCressey.com.

SE N LLOW IN G EXPERIENCE QUINTESSENTIAL VANCOUVER Vancouver is famously active, a city of paddlers, hikers, runners, climbers and cyclists. It’s time to get in gear and be among the first to experience Voda, a 16-storey collection of condominium homes with stunning water, mountain and city views. Voda is where The Creek makes its debut. Discover the home of quintessential Vancouver—waterfront and park side in Southeast False Creek.

Discover Life at 1st & Quebec REGISTER TODAY thecreekbyconcert.com August 2015. E.&.O.E. Concert Realty Services Ltd.

VANCOUVER

MOVE IN SPRING 2016

1 BEDROOMS STARTING AT

$368,800 2 BEDROOMS STARTING AT

$538,800 Presentation Centre PROXIMITY - An exclusive collection of 1 and 2 bedroom Sat - Thurs, 12pm - 5pm homes in False Creek featuring sustainable and innovative 1751 Quebec Street design. Close to everything and beyond your expectations, 604.828.1029 this is your opportunity to live in Proximity, where life REGISTER: liveinproximity.com and location intersect.

THIS IS NOT AN OFFERING FOR SALE. ANY SUCH OFFERING MAY ONLY BE MADE WITH A DISCLOSURE STATEMENT. THE DEVELOPER RESERVES THE RIGHT TO MAKE CHANGES TO THE INFORMATION CONTAINED HEREIN. E&OE.

Aug 21 - Sept 4, 2015 Volume 23 Issue 17

Your best source of real estate information to

Aug 21 - Sept 4, 2015 Volume 05 Issue 17

37 elegant concrete residences in the exclusive West Side neighbourhood of Kerrisdale

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

INSIDE THIS ISSUE

WEAN YOURSELF OFF CREDIT CARDS

THE COUNTRY CHARM OF LANGLEY

INTERIORS FOR BOTH HIM AND HER

INSIDE THIS ISSUE

THE FREEDOM OF BEING CAR-FREE

CONDOS AND THE REAL ESTATE “BUBBLE”

FREE METRO VANCOUVER EDITION

EXPLORING RICHMOND’S OVAL VILLAGE

JUNE - JULY 2015 VOLUME 14 ISSUE 2

www.homedecorandrenovations.com

buy, sell or renovate

Pick us up at over 750 convenient locations including:

Safeway, IGA, Skytrain Stations, Community Centres and More.

My House

Design/Build/Team MAKES A SPLASH WITH AN AMAZING BUNGALOW TRANSFORMATION THE PARTY’S OUTSIDE! WELCOMING OUTDOOR AREAS

20 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

VIEW THE 2015 GVHBA PARADE OF RENOVATED HOMES

TO ADVERTISE CALL 604.519.6080

VANCOUVER

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 21

HOT NEWS

Hot off the web THE SKINNY ON WHAT’S HAPPENING IN REAL ESTATE IN THE LOWER MAINLAND

By Diane Duflot

Negative impact of limiting foreign investment Premier Christy Clark recently replied to Mayor Gregor Robertson’s suggestion that foreign investment in Vancouver be limited as a means of cooling off the hot the housing market. Clark argued that such measures might not greatly affect housing prices, but that they might harm B.C.’s economy by causing severe job loss in the construction and real estate sectors. Naturally, the provincial government is cautious about making any policy decisions that could have this kind of economical impact.

Brian Jackson steps down Brian Jackson, Vancouver’s general manager of planning and development, is planning to retire at the end of the year.

Jackson has occupied the position since he took over from former director of planning Brent Toderian in 2012. Jackson was criticized for the way he handled the planning of development in GrandviewWoodland. Residents of the area were unhappy that plans included 11 towers close to Broadway/Commercial SkyTrain Station, and felt that the community had not been properly consulted. As a result, a citizens’ assembly, allowing the public a chance to offer feedback, was created.

As Brian Jackson steps down, it remains to be seen who will assume the position after his departure. If his replacement is not explicitly given this authority by council, this person will have to report to the city manager.

22 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

Second unit income now counts toward loan qualification Just when you thought it couldn’t, the Vancouver housing market is about to get a little hotter. The Canada Mortgage and Housing Corporation (CMHC) is changing its lending rules in an effort to make housing more affordable by making it easier for homeowners renting out secondary suites in their primary residences to borrow money. This promises to affect a substantial segment of the housing market, given that there are some 26,600 secondary units in Vancouver.

It remains to be seen whether this move will put a dent in housing affordability in Vancouver.

Richmond tackles monster homes Richmond City Council is working to control the number of monster homes cropping up around the city by cancelling single-family land use contracts by early next year. There will be a public hearing this fall, which will try to bring land use contracts under existing zoning bylaws, as a measure to ensure that redeveloped homes blend with the character of their existing neighbourhoods. As Richmond tackles monster homes, so do other cities in Metro: even though tighter zoning restrictions in Surrey mean that it has yet to encounter the same issues as Richmond, city officials there are hoping to cancel its land use agreements, and residents of tony

West Vancouver are resistant to the idea of reducing the maximum size of homes there.

Vancouver water restrictions persist, despite recent rain Just because we’ve had a bit of rain in Metro Vancouver recently, it doesn’t mean it’s time for Vancouverites to bring out their sprinklers just yet.

Although the recent rain may have helped to marginally reduce daily water consumption, it did little to top up the supply in Metro’s reservoirs, and Stage 3 water restrictions remain in effect.

For more details on these stories, and for more real-estate news, visit nexthome.yp.ca/news

Former Vancouver Editor of New Home Guide, New Condo Guide and Home Decor and Renovations, Diane Duflot is currently enjoying the life of a freelance writer and editor.

She can be reached at diane.duflot@ypnexthome.ca

SE MAR IN

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CONDO WATCH

CONDO MARKET WATCH Condominium homes to keep your eye on

By Susan M Boyce

The Arc

35 Park West

Vancouver

Vancouver

ON THE WEB: arcvancouver.com PRESENTATION CENTRE: 88 Pacific Boulevard INFO: 604.899.8800 HIGHLIGHTS: Concord Pacific’s newest addition to the rapidly evolving Crosstown neighbourhood is now accepting priority registration. Be part of everything that makes Vancouver a world-class city.

Great location opposite One Pacific (now well under construction) means you can just step outside your front door and explore the delights of the Seawall, Yaletown shopping, the entertainment district and a diverse array of outdoor activities. Register today for more information as it comes available.

ON THE STREET: Cambie between West 35th and West 34th Avenues PRESENTATION CENTRE: 5864 Cambie ON THE WEB: 35ParkWest.com INFO: 604.563.8336 HIGHLIGHTS: Sales have just begun for the first of three, six-storey buildings at 35 Park West.

Great location just steps from transit and the lush greenery of Queen Elizabeth Park. Don’t miss this opportunity to purchase a brand new condominium residence in Vancouver’s desirable Cambie Corridor. Floor plans range from one- to threebedroom with prices starting at $456,900.

1555 West Eighth Vancouver ON THE STREET: 1555 West Eighth Avenue ON THE WEB: 1555w8.com INFO: 604.828.3998 HIGHLIGHTS: Brought to you by Kenstone, this exciting new development features the elegance of minimalist architecture punctuated by abundant natural lighting and design elements. To be comprised of two, eight-story buildings, these 20 residences put you in the heart of Vancouver’s popular South Granville neighbourhood and a short stroll to life theatres, art galleries, Granville Island, and a diverse array of exceptional dining experiences. Priority register today so you’re among the first to get more details about this exceptional offering.

TheOne Vancouver ON THE STREET: 88 West First Avenue PRESENTATION CENTRE: 1738 Ontario ON THE WEB: theone.ca INFO: 604.874.8368 HIGHLIGHTS: The third and final building at Pinnacle International’s dramatic TheOne community in Southeast False Creek has just launched sales. These 86 one- and two-bedroom suites provide luxurious, contemporary homes with the added bonus of hotel-inspired amenities including a spectacular rooftop pool. Pedestrian friendly, pet friendly, and people friendly, this neighbourhood is a celebration of proximity to the Seawall, cycle routes, restaurants, and cultural venues.

24 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

Tell Us Your News

Got a new development, opening, or other news you’d like us to feature in Condo Market Watch? Drop us a note at condomarketwatch@@ypnexthome.ca, and we’ll do our best to get it in the next edition.

VANCOUVER

better design. bigger homes.

T H E NEW FR A M EWOR K FOR EA S T SIDE UR BA N

no down payment? no problem.

Ask about our insanely popular flexible deposit program!

231 PENDER

porte.ca/framework 604.620.6223

ONLY 10 HOMES REMAIN! presentation centre 626 main street

studios from $276,900 1+ fl ex from $409,900 2 Beds from $469,900 open daily (closed friday) from noon – 5pm

*Parking included in most homes, see sales representative for details. Sales by disclosure statement only, E&O.E. Framework homes are developed by Porte Development and Marketed and sold by Porte and RE/MAX Ken Leong.

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 25

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FORD RD FRASER RIVER PITT MEADOWS AIRPORT

COQUITLAM A1. CROWN

520 Como Lake Ave Presentation Centre #104 - 522 Clarke Rd 604.939.8868

A2. CHARLAND

2102 - 963 Charland Ave 604.492.3388

A3. UPTOWN2

bosaproperties.com 604.939.2677

26 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

123RD AVE

DEWDNEY TR

HAMMOND RD

PORT COQUITLAM A4. HAZEL

827 Roderick Ave 604.937.2599

A5. EVERGREEN

251 Clarke Rd (In Uptown2 Sales Centere) 604.942.2672

A6. NOVELLA

711 Breslay St Presentation Centre #170 - 3355 North Rd (at Cameron St) 604.563.5777

HARRIS RD

NORTH RD

CL

A1

RD

TH

210TH ST

ST JOHNS ST

DR

B1. ORCHID

2455 Wilson Ave. 604.866.4206

B2. FREMONT GREEN Fremont Connector 604.468.0084

B3. PRIMA

#110 - 2255 Wilson Ave 604.945.3999

GOLDEN EARS BRIDGE

207TH ST

PIONEER MEMORIAL PARK

INLET PARK

LA NS BL VD DOW

IA

203RD ST

TA IN

R TO IC

S BONSON RD

ROCKY POINT PARK

UN

AVE

HARRIS RD

y

w H

SHORELINE PARK

DAV ID

TOWN CENTRE PARK

CEDAR DR

MO

COAST MERIDIAN RD

D

R IT AG E

JOHNSON ST

et rn Ba

OR

HE

PI N

DAVID AVE IOC

R

COQUITLAM/PORT COQUITLAM/PORT MOODY

77 BOUTIQUE HOMES

CONSTRUCTION NOW UNDERWAY! SOPHISTICATED 1, 2 & LARGE 3 BEDROOM SUITES IN WEST COQUITLAM'S ONLY CONCRETE MID-RISE

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 27

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 NS

CHEAKAMUS WAY

1a MARINE DR

GA

A4

MARINE DR

RI

BOULEVARD

I LD

BA S

Y WA W AY

KI

YR

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A5 R

D

GH

LA

ND

S

SEABUS

y

a

Se

VE R GO

NM

E NT

To

Sk

RD

600 Mountain Hwy 604.980.5000

LOGGERS LN

QU E E NS WAY

A2. DESTINY 2

RAVEN DR

590 Raven Woods Dr 604.929.1915

FINCH DR

A3. THE SHORE

Presentation Centre 238 Fell Ave 604.980.0016

ROBIN DR

99

A4. HEYWOOD ON THE PARK 1621 Hamilton Ave 604.985.0003 CH E

B UC

SQUAMISH

KLEY AVE

UD TEA PLA

A

VAL LEY

DR

3R

2N

DA VE DA VE

CL

28 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

DR

R

VE YA WA AV ST UT E N T AV ES CK CH LO M R HE DD OR ILF GU

WE

KEITH RD EA1

LEV LOW

A1. SEYLYNN VILLAGE BRENNAN PA R K

E RK

LYNN CANYON PARK

E M A

IN S T

NORTH SHORE

CENTENNIAL WAY

MAGEE ST

N

MT SEYMOUR PKY

EL RD

STANLEY PARK y

w

H

N LY

R RY

DR

RD

KEITH RD W

A3

NT

HI

MAMQUAM RD

Mountain Hwy

TH B

MATHERS AVE

EY LL A V

SD AL EA VE

DR

LIGHTHOUSE PARK

DEMPSAY RD

LO N

INE

DALE R D

PERTH DR

MAR

CH IPPE N

CAPILANO RIVER REGIONAL PARK

STE VE

ESS

RD

SOU

R CYP

L BOW

TANTALUS RD

CYPRESS FALLS PARK

15TH ST

NELSON CANYON PARK

LYNN HEADWATERS REGIONAL PARK

21ST ST

DR

25TH ST

RUN

CYPRESS BOWL RD

EAG LE

NORTH SHORE CYPRESS

A5. THE AVE BOUTIQUE RESIDENCES Pemberton Ave and 16th St 778.985.4767

rton

Dolla

Hwy

SAVE $10,000 * ON HOMES IN BUILDING 3

3 Homes Left with September Move in Dates in Building 2

THE BEST 6 WAYS TO LIVE WEST COAST

creekside enclave with classic extended Trans Canada Trail 1 Exclusive 4 Newly West Coast architecture, sustainable – the best outdoor public amenity in 1 BEDROOM design, and personalized interiors through Canada and gateway to active i.D. By Me.

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West Coast Piazza – a vibrant West Coast Club – fully 2 Signature 5 Dedicated euro-styled town square with celebrated equipped fitness centre, yoga room public art and water features.

and social lounge.

views of the North Shore mountains distance to the SeaBus 3 Epic 6 Walking and the Vancouver skyline from your and a full spectrum of shopping, private rooftop terrace designed for your own hot tub spa*.

from a master-planned community built by Adera.

HOMES

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adera.com 604.980.0016 theshore@adera.com

* SELECT HOMES ONLY. LIMITATIONS APPLY. SALES BY DISCLOSURE STATEMENT ONLY. E&OE. SHORE PROJECTS LTD. ADERA REALTY CORP. 2200 – 1055 DUNSMUIR ST., VANCOUVER V7X 1K8 | 604.684.8277

R IVE

KNIGHT ST

99 VANCOUVER INTERNATIONAL AIRPORT (YVR)

R DR

R RD | TSAW WA SSE N RR R I C H M O N D | D E LTA | L A D NIVEE

RICHMOND

NO 3 RD

NO 6 RD

NO 5 RD

91 CAMBIE RD

Westminster Hwy

ALDERBRIDGE WAY

RICHMOND NATURE PARK

GRANVILLE AVE

99

RICHMOND CENTRE

GRANVILLE AVE

R DR

Richmond Hwy

91

LANSDOWNE PARK MALL

NO 4 RD

WESTMINSTER HWY

Richmond Hwy

SHELL RD

R KE BA RU SS

NO 4 RD

A3

RICHMOND NATURE PARK

KNIGHT ST

DR

CAMBIE RD

R IVE

CAMBIE RD BRIDGEPORT RD

GRANT MCCONACHIE WAY ALDERBRIDGE WAY

LANSDOWNE PARK MALL

RICHMOND CENTRE

NO 6 RD ER

GARDEN CITY RD

NO 3 RD

R IV

WESTMINSTER HWY

GRANVILLE AVE

99

W AY

KE BA SS RU A1

NO 5 RD

GARDEN CITY RD

W AY R

CAMBIE RD

VANCOUVER INTERNATIONAL AIRPORT (YVR)

A2

SHELL RD

BRIDGEPORT RD GRANT MCCONACHIE WAY

Westminster Hwy

GRANVILLE AVE

99

BLUNDELL RD

B1

RD OV E

RD

RO 47TH AD

41ST B ST

GR

A AVE

W

A3. ELLE

7720 Alderbridge Ave 604.276.8885

6511 Buswell St ellerichmond.com

53RD ST

U R DR

41ST B ST

56TH ST

28TH AVE

A2. TEMPO

17

28TH AVE

12TH AVE

6TH ST

6TH AVE

30 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

se rR 62ND B ST

B ST R62ND RD

48TH AVE

53RD ST

ER

R IV

17

ARTH

5171 Brighouse Way 604.233.2633

BU

U R DR

A1. RIVER GREEN

W

ARTH

AC H

72 AVE

RICHMOND

RD

RI

Y WA

BOU N DARY BAY R EG IONAL PAR K

BE

CE M ETE RY

ER

R IV

VE

R

N KSO

SOUTH DE LTA PAR K

JAC

8A AVE

8A AVE

48TH AVE

47TH A AVE

56 ST

113 ST

115 ST

DR

74 AVE

12 AVE

53A ST

RE

75 AVE

75A AVE

BU

17

RI

W AY EL RD O N

53A ST

CHALM E R S PAR K

12 AVE

119A ST

DR

O YM RR

DE LTA NATU R E R E S E RVE

MONROE DR

BA

IC A

78B AVE 116 ST

N

DEAS ISLAND REGIONAL PARK

G RAU E R PAR K

ST

B EACH G ROVE GOLF C OU R S E

118 ST

O

RD

RD

55 ST

M

LADNER

C OAST TSAW WAS S E N I N N

52 ST

82 AVE

80 AVE

SA

NT A

55

MACK I E PAR K

ENGLISH BLUFF RD

BL VD

SCOTT RD

E

112 ST

91

84 AVE

80 AVE

IR

y

NORDEL WAY

is Hw

c Anna

I LT SH

AVE FINN 18 RD

TSAW WA S S E N

VE

RI

VE

R

RD

S P LAS H D OW N PAR K

DEAS ISLAND REGIONAL PARK

FINN RD

ENGLISH BLUFF RD

112 ST

NO 3 RD

17

TSAW WAS S E N GOLF CLU B

W

NO 3 RD

56 ST

90 AVE

NORTH DE LTA PAR K

Fr a

ER

R IV

52 ST

116 ST

MONCTON ST

R IV

MONCTON ST

GARRY POINT PARK

96 AVE

GARRY POINT N O R T HPARK D E LTA

ive r

NO 6 RD

ive r se rR Steveston Hwy

Steveston Hwy Steveston Hwy

ER

Fr a

Steveston Hwy

NO 5 RD

SOUTH ARM PARK

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

RN

SD

R

RN

SD

R

RICHMOND/DELTA/LADNER/TSAWWASSEN

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 31

CONDO SENSE

Bursting the bubble talk

By Cameron McNeill

I

f you’ve been reading the headlines, or even if you haven’t, living in a city where real estate is talked about as much as the weather, means you’ve heard that the Lower Mainland housing market is hot. Naturally, talk is now turning to housing bubbles.

The real estate market is indeed active with most housing types and various regions posting positive numbers in sales increases and prices over the past six months. Not surprisingly, the focus is on the largest numbers which usually only reflect the detached market. Just focusing on the detached market can skew the statistics so, for a more accurate picture, here is a breakdown by each housing type: Detached – Detached homes are still king in the Lower Mainland. Although attitudes are changing, there is still a deep desire for the single family home and, with a scarcity of land surrounded by water and mountains, the single family market is going to

The real estate market is indeed active with most housing types and various regions posting positive numbers in sales increases and prices over the past six months.

32 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

continue to be active with strong sales activities and price increases.

The further east you go, the price increase will be more modest but the numbers are still positive with about a 15% increase over last year in Greater Vancouver and about 10% through the Fraser Valley. Although benchmark prices for Vancouver have been well over a million for some time now, East Burnaby, Coquitlam, New Westminster, Surrey, Langley, Delta and beyond definitely offer more palatable options in the $600,000–$900,000 range.

Attached/Townhome – When not looking at detached homes many people, especially families, opt for attached homes or townhomes.

Although still positive, these numbers are far more consistent and balanced showing a benchmark price of $511,500 and about a 5% price increase over last year in Greater Vancouver, and about $304,900 and a 2% price increase in the Fraser Valley.

Apartment – Similar to townhomes, apartment sales are also consistent and more balanced. Greater Vancouver is showing a $400,000 benchmark price and about a 6% price increase over last year. The Fraser Valley continues to experience some areas with gains and others with slight dips with a benchmark price of $192,000, which is about an average 1% decrease in pricing.

What does this all mean? Are we on the verge of a housing bubble in this active market? To compare, prior to the global economic crisis of 2008, we saw price increases of 15% in the detached market in Greater Vancouver

with townhomes and apartments also hitting 15%. The Fraser Valley saw price increases of 10% for townhomes and 10–60% in some areas for apartments (even though it is traditionally a single family area). Therefore, although our single family market today is certainly active, it is based on supply and demand rather than speculation.

Townhomes and apartments are far more modest in their sales activities and price increases. This is a good indication that we are not headed for a drastic drop but rather a normal market slow-down and correction. Especially if this year’s weaker than expected economy continues for a prolonged period of time.

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

CONDO PROFILE

This is the city’s only new community in a true, premium waterfront location.

— Simon Chang

RIVER GREEN One Community: One Developer: True Waterfront By Susan M Boyce

Y

ou’ve heard it before. When it comes to real estate it’s all about location, location, location.

And when it comes to the River Green Community, buyers and visitors alike are discovering the contemporary truth of this well-known adage.

“Richmond offers such a dynamic lifestyle,” says Simon Chang, creative director of Epic Inspired Studio. “And River Green puts you right at the heart of everything that makes it so. You’re close to all the major shopping centres — including the recently opened McArthurGlen Vancouver near YVR Airport. The Olympic Oval is right next door; golf, restaurants, and schools at all levels are nearby; plus you can be on the freeway in minutes or to downtown Vancouver in less than 20 via the Canada Line.”

34 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

Features like double height ceilings, gourmet kitchens and massive outdoor patios or decks are just a few of the ways River Green meets the demands of even the most discerning purchaser.

“We call them ‘villas in the sky’ for a reason,” Simon says.

But there’s one feature that he says makes River Green unique. “This is the city’s only new community in a true, premium waterfront location — directly on the Dyke Trail that runs along the Fraser River all the way to Steveston. It’s like having the best of all worlds — proximity to urban amenities and a setting that’s nothing short of spectacular.”

Experience Richmond’s New Coal Harbour “People are constantly amazed by the way River Green is becoming a community in its own right,” Simon notes. “When you think about Coal Harbour now, you think about it as a complete neighbourhood. Here at River Green, Aspac is creating a second Coal Harbour — the River Green Community.

In 10 years, this will be the development that lead the change and set Richmond’s new lifestyle standard.”

Luxurious Lifestyle Luxury is part of life at the River Green community. “Many of our homeowners are downsizing from their estate homes in neighbourhoods like Shaughnessy,” Simon explains. “They want the convenience of being able to do things like travel for several months but still want a home with the grandeur and space they’re used to.”

The River Green Community’s three-level presentation centre is open by appointment only at 5111 Hollybridge Way in Richmond.

Don’t miss this opportunity to be part of the New Coal Harbour. To book your private tour visit rivergreen.com or call 604.233.2633.

Illustration reflects the artist’s interpretation of the project and may be noticeably different than what is depicted. This advertisement is not an offering for sale. Such an offering can only be made with a disclosure statement. E. & O. E.

For more information please visit www.rivergreen.com or call us at 604.233.2633

Aspac Developments Ltd., best known for the development of Coal Harbour in downtown Vancouver, is proud to present the second phase of their latest exclusive waterfront residences. Awarded the 2014 Urban Development Institute Award of Excellence for the Best Master Planned Community, River Green is Richmond’s most valued and sought after luxury residences. For a limited time take advantage of an exclusive preview opportunity.

C A L L N OW F O R YO U R E XC LU S I V E P R E V I E W A P P O I N T M E N T

I N F I N I T Y P O O L | W H I R L P O O L | S AU N A | S T E A M R O O M | C LU B R O O M | P R I VAT E T H E AT R E | M U S I C R O O M | 24 H R C O N C I E R G E | P R I VAT E S H U T T L E

2 RIVER GREEN HAS ARRIVED

CANADA’S MOST SIGNIFICANT WATERFRONT COMMUNITY

NEIGHBOURHOOD SPOTLIGHT

Resort-style living in the emerging

OVAL VILLAGE

By Michelle Hopkins

IMAGINE FOR A MOMENT: sweeping views of the river, mountains and Gulf Islands, miles of dyke paths to walk or cycle along, anchored by new parks and a bustling streetscape with great shopping and dining! That image will become reality once the Oval Village is completed. The Oval Village is still in its infancy and when it’s fully developed it will be a work/live/play walkable community on the leading edge of sustainable living.

A short drive from Vancouver, this new, often dubbed prestigious, masterplanned community shares its postal code with the award-winning Richmond Oval and UBC Boathouse. After the 36 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

2010 Winter Olympics, the City unveiled its plan for the new Oval Village. Once completed, it will be a neighbourhood designed to incorporate residential, commercial and recreational areas, creating that a live, work and play environment that is defining masterplanned communities in the Lower Mainland today.

It will be a high-density development (15,000 residents) that emphasizes that walkability and connectivity, incorporates environmentally-friendly elements and provides diverse housing options and architecture. Housing in this exclusive enclave consists primarily of upscale residences with dramatic waterfront and

mountain views and state-of-the-art, luxurious amenities, which equals very expensive real estate. Cressey, Onni, Intracorp, all have high-end mixed-use projects on the go. Aspac’s River Green is the largest by far and its residences go for high six figures to impressive sevenfigure riverside condos and penthouses.

Having said that, there will be affordable housing available, but how much is yet to be seen.

Approximately 875 residences, condos, penthouses and townhomes, are already built in Oval Village and their owners are by and large the upwardly mobile 40+ who can afford the hefty price tags. You aren’t going to find

struggling artists or students living here unless mom and dad are helping them out financially!

In addition, the focus of the Village’s open space will be an expanded park on the City’s dike (due next year), and several works of art by renowned local artists. Besides contributions to creating parkland, all of the developers have helped to build new roads, sidewalks, bicycle paths, creating a “finer grain” of public streets to accommodate the increased number of vehicles, pedestrians and cyclists.

For those with a passion for shopping, River Road will emerge as a new shopping High Street for the Village, with wide sidewalks for coffee shops and other stores, public art, street furniture, trees and pedestrians.

Located on the banks of the Fraser River, this newest Richmond neighbourhood is beginning to enjoy a burgeoning residential community. As a waterfront community in the making, the plan for Oval Village is to grow into a unique enclave of natural attractions,

For those with a passion for shopping, River Road will emerge as a new shopping High Street for the Village, with wide sidewalks for coffee shops and other stores, public art, street furniture, trees and pedestrians. with 5.5 kilometres of shoreline dyke trails just outside residents’ doors and at least three new parks, as well as unequaled sporting activities and cultural experiences unlike any other community in the city thanks to the award-winning Richmond Olympic Oval.

Although accessing the Oval Village is easy by car, it really is being designed to be a walkable community. However, it is very close to the Vancouver International Airport and to the city’s centre. The nearest SkyTrain Station, Lansdowne Station, is a short drive away, yet there is public transit available. The best way to get around is by foot, bicycle, roller blades - you name it … strap on some runners and head out! At its core, the

Oval Village embodies the concept of healthy urban living.

One would think that being so close to the No. 2 Road Bridge and on the pathway to YVR it would be noisy here.

Surprisingly it’s not; you feel like you’ve just entered into a cocoon of serenity!

Maybe it’s the energizing power on the waterfront!

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 37

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

NEW WESTMINSTER

BARNET MARINE PARK

INL ET

AR

GL GA

ROYAL OAK AVE

WILLINGDON AVE

D

NELSON AVE

ROYAL OAK AVE

DE

R

RI

4567 Lougheed Hwy. 604.563.8386

ST

A5. BRENTWOOD

R WA

DS

ON

E ST

E AV ALB4 Y B1 RO

B2 DUNCAN ST

E WAY

A6. NOVELLA

YD BO

ST VE

BOUNDARY RD

A 170 - 3355 North Rd EN EW 604.563.5777

A7. STATION SQUARE

A10. CAMERON AY TW

604.456.0688

D

EN

5021 Kingsway

E

RW

A4. MODELLO

IN

Y WA

DE

Griffiths Dr & 14th Ave 604.527.7955

H

MAR IN

BURNABY

DR

M

AR

ST

S

8T

1

TH

MARIN E WA Y

QUEEN’S PARK

H

FI

DR

SOUTHRIDGE DR

E AV

CB

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B3

6T

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BRAID ST

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M

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6T

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MAR IN E

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ST

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A1 A2

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8T

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GR

PATTERSON AVE

1

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RL

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RI

BE

PE

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10

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AY W

WA Y

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ST

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KI N

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GILLEY AVE

BOUNDARY RD

BURNABY LAKE REGIONAL PARK

CU

OAKL AN

IMPERIAL ST

4189 Halifax Street 604.291.9130

A6

DEER LAKE

DEER LAKE PARK

A4

A3. AVIARA

A10

LOUGHEED MALL

AD AW AY

METROTOWN

A2. REDBRICK

A9

AUSTIN AVE

CA N

A7

SE MARINE DR

D

AY IW

Lougheed Hwy

SPROTT ST

260 Salter St 778-398-1344

RD

AR U DI WA Y

R

BROADWAY

CENTRAL PARK

RS

KE

ED

E N IV

GA GL

SQUINT LAKE PARK

A11

49TH AVE

B2. PORTAGE PORT ROYAL

RE

AR

EYS TON

D ITY

NORTH RD CL

GR

BURNABY MOUNTAIN GOLF COURSE

BCIT

125 Columbia St 604.523.0081

W

SFU

CLIFF AVE

A5 BRENTWOOD MALL

B1. NORTHBANK

Barnet Hwy UN IVE RSITY DR

A8

SPERLING AVE

A3

HOLDOM AVE

WILLINGDON AVE

HASTINGS ST

A12

BURNABY MOUNTAIN PARK

DR

CONFEDERATION PARK

4670 Assemble Way stationsquare.ca

A8. ALTITUDE

89955 University High Street 604.456.8883

A10. CROWN

Presentation Centre #104 - 552 Clarke Rd 604.939.8868

Presentation Centre 150A - 3355 North Rd 604-379-2191

A11. MADISON & DAWSON 604.428.0210

A12. MILANO

milanoliving.ca

B3. THE SAPPERTON AT BREWERY DISTRICT 285 Nelson's Court 604.525.3941

B4. RIVERSKY2

659 Columbia St 604.522.2583

BURNABY/NEW WESTMINSTER

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 39

NORTH ROAD SQUARE

PRESENTATION CENTRE

N

LOUGHEED TOWN CENTRE

AUSTIN LO U

GH

EED

HW

Y

RD

NORTH RD

CAMERON ELEMENTARY

NORTHGATE VILLAGE

BARTLETT CRT

BELL AVE

CAMERON ST

KIN

GSW AY

RD

PRESENTATION CENTRE

ST

ROYAL OAK AVE

ESF O

MARLBOROUGH AVE

BER

NELSON AVE

WIL

LIN G

DO

NA VE

BURNABY/NEW WESTMINSTER

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 41

CONDO PRO

Going green

By Barbara Lawlor

J

ust a few years ago in the newhome building industry, the word “green” referred to a colour.

Today, that word also represents a trend toward environmental responsibility and has become a key design element in condominiums.

The Green trend is good for both the environment and condo purchasers. In addition to addressing, at least in part, the energy crisis and other problems the planet is facing, the implementation of energy-efficient and other sustainable features into condominiums saves suite owners money on utilities costs and creates healthier and more comfortable surroundings. We can applaud the builders for taking the environment to heart and paying a great deal of attention to Green elements as they design and create new communities.

In fact, we owe a debt of gratitude to the industry as a whole. Building codes, for example, have been changed to include more stringent standards in terms of energy efficiency. We have seen an increase in the number of thirdparty verification organizations through which builders can apply voluntarily for certification. These grading systems require builders to achieve specific criteria to earn certification.

One example is Leadership in Energy and Environmental Design (LEED), which provides guidelines for architects, engineers and construction professionals in how to increase the efficiency in buildings and how to measure sustainability. In order to

42 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

receive LEED certification, residential buildings have to be built and occupied.

Green Globes is another example. This program sets out standards to be met including items such as individual suite metering of electricity and water, and a Heat Recovery Ventilator (HRV) to outperform conventional condominiums in sustainability and energy efficiency.

It is also common today for condominiums to offer Energy Star appliances for added efficiency. And our innovative builders and developers are also adopting new techniques during the construction process that minimize waste through the reuse and recycling of materials wherever possible.

In today’s condos, you will find a variety of Green elements, such as the green roof. These landscaped areas offer wonderful spots for residents to barbecue and dine outdoors amidst city and/or lake views. Some of these beautiful roof spaces contain receptacles for rainwater that is then reused for the building’s landscaping.

On top of all of this, green roofs help

to improve air quality and reduce direct energy use, among many other benefits.

To reduce a condominium’s carbon footprint, builders are also including things like car share and bike storage facilities that help the environment by reducing the production of greenhouse gas emissions. Some are even including electrified parking spaces to anticipate future needs.

Yes, condominium developers are doing their part to help the environment.

In addition, we all need to remember that each of us can help by reducing, reusing and recycling on a daily basis.

Every step we take as individuals adds up toward building a better and more sustainable future.

Barbara Lawlor is president and CEO 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.

O

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30

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T H E L O W E R M A I N L A N D ’ S B E S T V A L U E on T R A N S I T E V A E T T E N U

NEW WESTMINSTER

R

AT S A P P E R TO N S KY T R A I N S TAT I O N

2 BEDS FROM $360,900

B

SALES CENTRE 285 NELSON’S COURT

E COLU MB IA ST

1 BEDS FROM $279,900

N O O N – 6 P M (C LO S E D F R I DAYS ) I N F O @ T H E B R E W E R Y D I S T R I C T.C A T H E B R E W E R Y D I S T R I C T.C A 604.525.3941

This is not an offering for sale. One can only be made by way of a disclosure statement. Prices are subject to change without notice. E.&O.E.

176TH ST

184TH ST

176TH ST

184TH ST

168TH ST

152ND ST

eorge Hwy

SOUTH SURREY | WHITE ROCK

40TH AVE SERPENTINE FEN NATURE RESERVE

2

SC

E CR

CRESCENT BEACH / BLACKIE SPIT

T

EN

99a

RD

99 32ND AVE

SUNNYSIDE ACRES URBAN FOREST PARK

CRESCENT PARK

24TH AVE

5

24TH AVE

ng

Ki

24TH AVE

164TH ST

26TH AVE

168TH ST

152ND ST

3

16TH AVE

1

160TH ST

148TH ST

140TH ST

y

16TH AVE

4

Hw

128TH ST

e

16TH AVE

g or

20TH AVE

Ge

SOUTH SURREY ATHLETIC PARK

6

MA R

INE

DR

15 10TH AVE 8TH AVE

SOUTH SURREY / WHITE ROCK 1. BEVERLEY

1458 Vidol St beverleybycressey.com 604.560.0075

2. EDGEWATER

36 Ave & 152nd St. 604.818.5603

3. GEMINI

5. HEIGHTS CONDOS

4. ADAGIO

6. ROYCE

15336 - 17A Ave 604.536.1663

20th Ave. & 154th St. 604.531.6659

CONDO HOMES at

BY LAKEWOOD

44 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

2855 156th Street, Surrey 778.545.8737

14855 Thrift Ave 604.538.8028

Early Bird Special!

Up to $15,000 off Condo Homes.

2855 156 Street, Surrey | Open Saturday & Sunday 12-5 pm (or any time by appointment) | www.theheightsliving.ca | 778-545-8737

8TH AVE

SOUTH SURREY/WHITE ROCK

We’re Move In Ready

GST INCLUDED • 5% DOWN PAYMENT • HOMES FROM 240’S* We’re ready for you to move in today! South Point Walk is located in the heart of South Surrey within walking distance to everything you will ever need or want. Quick access to South Point Exchange Mall, groceries, restaurants, big brand stores, conveniences, boutique shops, transit, parks, paths, and green spaces. Spacious 1, 2, and 2 plus den homes are elegantly appointed with quality finishings including gas ranges, stainless steel appliance packages, Shaker style cabinetry, and thick quartz island countertops. Make a move home to South Point Walk now!

GE

99

GE VD BL

148 St

152 St

OR

AY W

GH

NG

HI

KI

SALES CENTRE OPEN DAILY 12 to 5 pm (Except Fridays)

32 Ave

152nd Street & 29A Avenue Surrey, British Columbia

604.560.3238

SouthPointWalk.ca * See sales representative for details. Prices and incentives subject to change without notice.

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 45

SOUTH SURREY/WHITE ROCK

46 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

SOUTH SURREY/WHITE ROCK

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 47

SURREY | LANGLEY 116TH AVE

NO

R

RD

112ND AVE

108TH AVE

12

W ay

0T

H

ST

GR

VE OS

A5

A6

104TH AVE

A9

Fr a

se r

104TH AVE A8

er

Hw

y

A2 88TH AVE

88TH AVE BEAR CREEK PARK

216TH ST

208TH ST

200TH ST

192ND ST

184TH ST

168TH ST

176TH ST

10

R

RD

B2

A1

LO VE

160TH ST

152ND ST

B1

72ND AVE

A7 64TH AVE

G

WATERSHED PARK

AV E

80TH AVE

99a 64TH AVE

TH

B3

1a 144TH ST

128TH ST

120TH ST

112TH ST

72ND AVE

King George Blvd

80TH AVE

96

RD

Fr as

GOLDEN EARS BRIDGE

96TH AVE

GL OV ER

TYNEHEAD REGIONAL PARK

232RD ST

GREEN TIMBERS URBAN FOREST PARK

96TH AVE

216TH ST

S

A3

60TH AVE

61A

58TH AVE

A4

56TH AVE

LANGLEY BYPASS

56TH AVE

B5 Fra s

er H

10

GR

SURREY A1. YALE BLOC

19557 64 Avenue www.yalebloc.com

A2. MANAROLA

8695 160th Street 604.800.9255

A3. MAXX AT VERVE 13913 Fraser Hwy. 604.588.3783

LANGLEY

SERPENTINE FEN NATURE RESERVE

A4. LINGO

5665 177B Street 604.727.5478 99

A5. UNIVERSITY DISTRICT

104th & University Dr 604.588.5795

A6. G3 RESIDENCES

48 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

AD

104th Ave. & 154th St. 604.453.6688

ER

wy

B4 D

48TH AVE

A7. THE RIDGE AT BOSE FARM

B1. KENSINGTON

B3. ATHENRY GATE 40TH AVE

A8. EVOLVE

B2. ELEMENTS

B4. MURRAYVILLE HOUSE

16390 64th Ave. 604.888.5514

13328 104th Ave. 604.497.0102

A9. CHROMA

15628 - 104th Ave 604-581-5399

20678 Willoughby Town Centre Drive 604.427.3311 20211 66th Ave. 604.533.7718

8312 Street 604.882.8857

5020-221A Street 778-808-6563

B5. CORNERSTONE 5655 210 Street 604-536-6000

SURREY/LANGLEY

Rent is a four letter word.

Spend less on the condominium you’ve always wanted and enjoy more time being you. Who says you can’t have it all?

$

LY S N E O OMFT!!

H 8 LE

Move in Now

29

Signature Apartments starting from

199

9OO Including Net GST

lingoliving.ca

6O4.727.5478

Lingo. Something to talk about.

Ling Li ing n o

HWY 1O

56 AVE

TO U.S. BORDER

18O ST

HW

Y1

5

6O AVE

5 665 56 6 177 65 7 B St S re r et et Surr Su rrrey ey, BC ey, B Openn Wed, Op Open ed, Th ed Thur huurrs annd W Weeekkennds ds 1-5 -5pm pm m

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 49

SURREY/LANGLEY

NOW SELLING

The final building @ Verve

NEW DISPLAY HOMES NOW OPEN

Say NO to #FOMO Building 3 — 60% SOLD

Jr. 1 Bdrms FROM $172,900

1 Bdrms + Den FROM $221,900

2 Bdrms + 2 Baths FROM $269,900

Learn more at porte.ca/verve

Love where you live JUST A 6 MINUTE WALK FROM KING GEORGE SKYTRAIN

GYM, LOUNGE & GAMES ROOM ALL IN YOUR BUILDING

PRESENTATION CENTRE & SHOW HOMES: 13919 Fraser Hwy, Surrey Open Daily 12–5pm (CLOSED FRI)

| PORTE.CA/VERVE | 604.588.3783

Pricing and promotion subject to change without notice. Sales by disclosure statement only, E&OE.

50 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

MODERN FINISHES TO BRAG ABOUT

3 CIVIC PLAZA — SURREY’S TALLEST TOWER THE BEST ADDRESS in Surrey City Centre with the best views and uncompromising quality — hotel-inspired finishings, gourmet kitchens, elegant bathrooms and expansive nine-foot ceilings.

3 CIVIC PLAZA gives you the largest living

A VIEW FROM THE TOP — visit the Sales Centre

spaces like no other in Surrey City Centre.

on the 25th Floor of the Central City Tower.

563 to 1,404 sq.ft. of living space 1, 2 and 3 bedrooms available

BY APPOINTMENT ONLY

Priced from the $250s to the $790s*

3CivicPlaza.ca | 604 951.3331

THE NEW HOME OF LUXURY

Prices are exclusive of taxes and subject to change without notice. E.&O.E. Sales and Marketing by Fifth Avenue Real Estate Marketing Ltd. fifthave.ca

10 MINUTES WITH…

The Independent by Rize Alliance will provide contemporary living and 329 secure bike stalls (including 74 private bike lockers) for 258 homes.

EFFORTLESS CAR-FREE LIVING Q&A

10 Minutes with Martin Knowles

N

ot so long ago, the thought of not owning a car simply never enter most people’s minds.

The drill was simple: turn 16, get your drivers license, buy a car. It was a rite of passage.

Today, however, study after study indicates a rapid escalation in the number of urbanites who eschew car ownership in favour of greener options.

An astonishing number of Millennals aren’t even bothering to get their drivers license.

This issue, New Condo Guide chats with architectural photographer Martin Knowles, owner of Martin Knowles Photo/Media, and a man who’s taken the art of combining transit, car co-op, and cycling to a whole new level.

52 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

By Susan M Boyce

Q: Your business requires you to travel throughout the Lower Mainland, often hauling large amounts of gear and props. Isn’t it difficult to do that without your own vehicle?

A: Not at all. It’s just logistics and planning. I live in the downtown core, so parking would be at least $150/ month — excluding gas, insurance, and maintenance. That covers a lot of carshare trips, plus I have greater flexibility because I can get as much car as I need for a particular trip.

Q: So how do you get from place to place?

A: I split my transportation fairly equally between walking, biking, and car coops. Living in the downtown core means

Martin Knowles has fine-tuned using transit, two wheels, two feet, and two car-share programs for all his transportation needs. Photo by Valerie Stride.

most things I need on a day-to-day basis are within walking distance, but if it’s going to take longer than 10 to 15 minutes to walk, I’ll usually cycle. Once you figure out where the bike lanes are it’s much more efficient and way less frustrating than driving. MEC and HUB are both great resources for maps and teaching people how they can be safe when they’re cycling.

Q: There must be times when cycling isn’t practical. What’s your next choice?

A: Transit is my first option, and there are lots of tricks to make it easier. For example, in rush hour it’s sometimes better to walk a little farther in order to you can get on a train or bus that’s earlier in the route so you get a seat.

With the exception of some of the very high-volume routes like the B-Line to UBC, taking a bike on transit is actually much easier than many people think, so if I’m going to a meeting and it’s either raining or very hot, I’ll take my bike on transit. That way I arrive fresh and presentable, and I can still cycle home in the heat.

And here’s a Pro Tip: if you’re coming back the same day, it’s cheaper to buy a day pass than two, three-zone bus tickets.

Q: You also belong to two car-share programs. What kind of tips and tricks can you give us about making the most of this option?

A: There are two types of car-share: point-to-point (Evo and Car2Go) and round trip (Modo and ZipCar). I highly recommend joining one of each type.

When I’m doing a short trip and staying for an unknown amount of time, point-to-point makes sense because I can sign the car back in as soon as I arrive, meaning I’m not paying for it to sit there. But it’s like Car2Go roulette because there may not be a car available when I’m done.

With Modo and ZipCar, you book a round trip for a certain length of time, so I know there will be a car waiting when I’m done. They also tend to have a wider

The Brewery District by Wesgroup is located adjacent to the Sapperton SkyTrain Station.

Early morning commuters enjoy the greenery along the bike route from the False Creek Seawall to Gastown in Vancouver.

variety of vehicle types. Just be aware that the cardinal rule of Modo and Zip car is to return your car on time. You can sometimes extend the booking online, but there’s no guarantee someone else hasn’t booked it out and there are significant penalties for late return.

And here’s a nifty way of avoiding tolls — which you will be billed for — if you’re going to a neighbourhood in the Valley that’s hard to get to by transit. Many car-shares are now located at transit hubs. So you could take the SkyTrain to Surrey, grab a Modo at the station, drive to your destination, then do the same in reverse on the way home.

And remember that with point-to-point options, you have to return your vehicle to the home zone — so any trip outside those zones automatically become a round trip. Make sure you know what those boundaries are because it can get expensive if you leave your vehicle in the wrong block.

Q: What about conventional car rentals?

A: I use those occasionally when I’m

The new Evergreen Line connecting the Tri-Cities to Vancouver will expand connectivity options for cyclists too.

doing a multi-day trip somewhere. A pro tip here is to be aware that prices are seasonal. In summer they go up — sometimes significantly. So you want to watch for discounts from places like Costco, business associations or even your credit card provider. Saving 10 to 20 percent can really add up if you’re gone for a week.

Q: Do you see yourself ever owning a car?

A: No. I’ve only owned a car once when I had to commute to Seattle once a week. My dad actually did me a favour when I was in school. He told me I could drive the car whenever I wanted but I had to pay the insurance. I was already an avid cyclist, so I used the money I’d have had to spend on insurance and bought myself a top-notch bike.

I’ve never regretted the decision and I certainly don’t miss a car.

Martin Knowles is based in downtown Vancouver and found at mkphotomedia.com.

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 53

SURREY/LANGLEY

10 REMAIN

Priced from $209,900 Kensington is the first residential offering in Willoughby Town Centre, the only pedestrian friendly shopping and residential community in Langley. With some of the most spacious condominium homes (actually!) around, lush landscaping and private patios, it’s no wonder why this building is already home to over 45 family with more joining them shortly. Move-in today!

54 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

Open 12-5pm (closed Thursdays and Fridays) or by private appointment

SURREY/LANGLEY

!

T U O G IN M O C R O F U O Y K THAN T! GREAT COMMUNITY EVEN

TS NIGH E M O AWES

YOU MADE IT A

SUPPORTERS A BIG THANK YOU TO OUR

CHRISTIAN LIFE ASSEMBLY

ARK P E H T N I

50% SOLD SELLING FAST SALES CENTRE OPEN DAILY 12pm-5pm (except Friday) 52 Ave

52 Ave

Murrayville House is an exclusive boutique collection of ninety-two, 1 & 2 bedroom homes, many with dens situated in the best location of Langley; Upper Murrayville.

N

• 5% down payment • Interest rates at historical lows • Minutes from Langley Centre FOR MORE INFORMATION CALL

50 Ave

SALES CENTRE

220 -230 22196 50TH AVE, LANGLEY

Vince Pontaletta 778.808.6563

REGISTER ONLINE FOR MORE INFORMATION

MurrayvilleHouse.com MARKETED BY

SALES BY

DEVELOPED BY

• Close to local amenities • Steps to public transit

FOLLOW US

MurrayvilleHouse

NEW HOME WARRANTY

Renderings, illustrations, floor plans and square footages are approximate and may differ from final product. The Developer reserves the right in its discretion to make changes to the floor plans, project design, appliances, specification and features. This is not an offering for sale, such offering can only be made with a Developer Disclosure Statement. E.&O.E.

48 Ave

48 Ave

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 55 Project

Date

Revised

Docket

Murrayville House

07.08.2015

07.08.2015

T - 1437

Colours

Cyan

INDUSTRY OUTLOOK

Consider dollars, AND COMMON SENSE WHEN YOU BUY A NEW HOME

By Hugh Heron

I

f you are thinking of buying your first home and are looking at new home communities in the Greater Toronto Area, bravo for you. Buying new and buying now are two of the best decisions you will ever make. When we look back over the past few decades, real estate has proven to be one of the wisest moves when it comes to investing in your lifestyle and financial futures. By owning a home, you build equity, and you enjoy the sense of putting down roots.

Buying new means you benefit from Tarion Warranty Corp. coverage for years. Ask anyone who has bought an older home about the money and headaches renovation brings with it.

When you step into your new home, you have the satisfaction of being the first owner. It’s like sliding into a new car and breathing in the smell of freshness. In addition, if you buy during the pre-construction phase, you have the fun of choosing the features and finishes that truly turn your house into your home. Of course, buying early in the marketing phase of a community means you also have more time to save toward your down payment.

Yet another bonus is the fact that new homes are built to the most current Ontario Building Code, which means they are more energy efficient than ever before. This translates to spending less on utility bills than you would with an equivalent older home.

As you shop for your new home, here are a few tips on getting the most for your money and zeroing in on just the right choice for you.

56 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

» Ask questions every step of the way. You will find tremendous information available to you online at websites such as Canada Mortgage and Housing Corp., the Building Industry and Land Development Association (BILD), Ontario and Canada Home Builders’ Associations, Tarion and banks. Download firsttime buyers guides and checklists and read through them. As you visit new home sales offices, ask the sales representatives any questions you may have. Ask your lawyer and mortgage provider as well. All of these professionals want to help you make the choice that will make you happy. » Comparison shop fairly.

I encourage you to keep track of aspects of the communities you explore, but do it with common sense in mind. For example, be careful of placing excessive importance on square footage alone, when layout can mean much more to your everyday life. Examine how the rooms are placed and consider the layouts that fit best with your lifestyle. If you like the configuration of a more compact home, go for it. Today’s designs are efficient and smart – and getting in on the new home marketplace in a smaller home is better than not getting in at all. » Act now. I am amazed and delighted that mortgage interest rates in Canada are still historically low, but this will not last forever. To put it into perspective, ask your parents or older

relatives what rates they paid 20 and 25 years ago. When you start to hear double digits, you’ll understand why current rates offer you incredible possibilities. Think about the fact that housing prices continually rise, so the earlier you purchase a new home, the sooner your investment will start to increase in value.

If you’re reading this and think you can’t afford to buy new, I urge you to avoid that assumption. Get preapproved for a mortgage, keep an open mind about size and shop for value. Be realistic: unless you’ve won the lottery, your first home will not likely be your dream home, but it can set you on the path to realizing that dream in the future. When it comes to buying your first home, a little common sense goes a long way to ensuring that you get the most for your dollars and cents!

Hugh Heron is Principal and Partner in the Heron Group of Companies, President of Heathwood Homes and Chair of The Mikey Network, as well as a former Member of the Board of Directors of Canada Mortgage and Housing Corporation, and a Past President of the Toronto Home Builders’ Association and the Ontario Home Builders’ Association.

S W D– E VI TE DAY E R PR TA TO S! R S P VI VE TER OU A S Y H GI R RE FO

Langley’s • Most Convenient Location • Best Master Plan Community • Largest Private Amenity - Over 9,000 sq. ft. is about to be home to something new...

The New

2016 InterIors Are ComIng soon!

RegisTeR Today To Become a ViP VIP’s will be among the first to see what’s behind the curtain and have access to new selection of one to three bedroom homes at the best prices.

ELEMENTSINLANGLEY.COM New phase currently not an offering for sale. E. & O.E.

20211 66th Ave, Langley Sales Centre Open Daily Noon - 5pm (Except Fridays)

MONEY MATTERS

Get out of odious overdraft

By Gail Vaz-Oxlade

T

he families I work with are often in overdraft at some point in their month. Some of them spend virtually the whole month in overdraft.

And some have no overdraft protection (or the wrong plan) so they end up paying exorbitant fees. What a waste of money!

Being in overdraft is a strong indication that you’re not: a) living within your means, and b) keeping track your expenses.

If you want to get out of overdraft and back into the black, it will likely take some belt-tightening for a few months.

Here’s how to do it.

Make a list of your monthly fixed essential expenses. The bills that you have to cover every month like your mortgage and car payment, your minimums on your debt and your childcare expenses. Total it up.

Make a list of your monthly variable essential expenses. These are the costs that you simply can’t avoid, like food and gas. Be careful now, we’re not talking fancy food and oodles of gas. We’re talking the bare minimums to get you through the month. There’s no clothing, no movies, no shopping at all on this list. Total it up.

Subtract these two totals from your income. How much do you have left?

If you don’t have enough to cover the unessential expenses in your life – the fancy cell phone, the uppity satellite service, and the like, you can see your problem. Time to cut back on the niceto-haves until you’re out of the hole.

Change your services to the most basic you can get away with.

Commit to living on this very harsh, very tight budget for a month. Just one

58 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

month. Take all the rest of the money you make and stick it in an envelope, a jar, or a high-interest savings account.

Just don’t spend it.

Clearly you’re not allowed to use your credit during this process. You’re, in essence, having a No Shop Month.

When you get to the end of the month, add up how much you’ve got left over after all your bills have been paid. Is it enough to cover your overdraft? If it is, then you’ll have to live through this belt-tightening horror for one more month to build up the buffer you need to never go into overdraft again. If it’s not, you may have to feel the pain for a couple more months until you’re in the clear.

From here forward, you want that buffer stored in an account that’s linked to your primary transaction account so that if you see your account running a little low, you can transfer some money from your buffer account to keep you afloat.

You are also going to become meticulous at tracking your spending.

After all, you don’t want to have to go through this pain again, right?

Some people create a buffer in their transaction account to prevent overdrafts, keeping, let’s say $100 in the chequing account that they never allow themselves to spend. If their balance ever falls below that $100, they simply stop spending. While they’re not overdrawn as far as the bank is concerned – so there are no fees – they’re overdrawn in their own eyes and go without until the next paycheque hits the bank.

Getting out from under the odious overdraft is not an easy task. But you can do it if you’re determined to stop paying the bank for your lack of selfcontrol. Yes, it’ll hurt for a month or four.

But the relief of being back in the black is fabulous. Let me know how it goes!

Gail Vaz-Oxlade is the host of Til Debt Do Us Part, author of Debt Free Forever and blogs daily at gailvazoxlade.com. Follow Gail on Twitter at twitter.com/ GailVazOxlade

SURREY/LANGLEY

GROUP

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 59

CEDAR DR

PITT MEADOWS | MAPLE RIDGE 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

3

232RD ST

DEWDNEY TRUNK RD

228TH ST

224TH ST

5

227TH ST

123RD AVE 203RD ST

DEWDNEY TRUNK RD

1

HAMMOND RD

207TH ST

S BONSON RD

HARRIS RD

AIRPORT

R IVE

R RD

2

240TH ST

PITT M EADOWS

4 116TH

248TH ST

FORD RD

HARRIS RD

GOLF COURSE

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

N

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 604.477.1500

60 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

3. STATION ONE 12070 227th St. 778.878.1347

A4. RIVER'S EDGE 11580 223rd St 604-453-4965

A5. MEADOWS POINTE

20331 Dewdney Trunk Rd. 604.807.2423

JAC KS O

ed

ghe

Lou

240TH ST

DR MACLU RE

PITT MEADOWS/MAPLE RIDGE

SUITES ARE MOVE IN READY

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 61

M O N VE O I W N

PITT MEADOWS/MAPLE RIDGE

Amazing Amazing Westside Location!

1, 2 & 3 Bedroom Suites 584 - 1347 sq. ft.

OWN FOR AS LITTLE AS

At the pivot point of Dewdney Trunk Road and 203 Street, this livable low-rise sets the perfect example of life in the right direction.

• Stunning Mountain Views • Designer Kitchens • Heated Bathroom Floors • Minutes to West Coast Express • Walking distance to shopping and amenities

62 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

$

800/mo.

FURNISHED SHOW SUITE Open Sat & Sun from 12-4pm or by appointment.

20331 Dewdney Trunk Rd, Maple Ridge

604.807.2423 www.meadowspointe.ca

Developed by

PITT MEADOWS/MAPLE RIDGE

W O N

G N I L

L

SE

Water Views • Folding Accordion Doors Lead to Large Outdoor Living Spaces Over-sized Windows • Spacious Kitchens with Gas Ranges • Exquisite Bathrooms Over-sized Tile Surround Shower • Walking Distance to West Coast Express

MOVEMENT IS LIFE

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 63

IN THE NEWS

REBGV Mid-Summer Report HOME SALES WERE MORE THAN A THIRD ABOVE THE 10-YEAR AVERAGE IN JULY

T

he Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales in Metro Vancouver* reached 3,978 on the Multiple Listing Service® (MLS®) in July 2015. This represents a 30 per cent increase compared to the 3,061 sales recorded in July 2014, and a decrease of 9.1 per cent compared to the 4,375 sales in June 2015.

Last month’s sales were 33.5 per cent above the 10-year sales average for the month.

“Today’s activity continues to benefit sellers as ho me buyers compete for the homes available for sale,” Darcy McLeod, REBGV president said.

New listings for detached, attached and apartment properties in Metro Vancouver totalled 5,112 in July.

This represents a 3.8 per cent increase compared to the 4,925 new listings reported in July 2014.

The total number of properties currently listed for sale on the region’s MLS® is 11,505, a 26.3 per cent decline compared to July 2014 and a 5.5 per cent decline compared to June 2015.

“Much of today’s activity can be traced to strong consumer confidence, low interest rates, and a reduced supply of homes for sale.” McLeod said. “We have about 5,000 to 6,000 fewer homes for sale today than we’ve seen at this time of year over the last five to six years.”

The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $700,500. This represents an 11.2 per cent increase

64 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

compared to July 2014.

With the sales-to-active-listings ratio at 34.6 per cent, the region remains in seller’s market territory.

“Although there aren’t as many homes for sale today compared to recent years, home buyers continue to have a range of housing options, at different price points, to choose from across Metro Vancouver,” McLeod said. “The diversity of housing options is part of what’s driving today’s demand.”

Sales of detached properties in July 2015 reached 1,559, an increase of 17.9 per cent from the 1,322 detached sales recorded in July 2014, and a 24.8 per cent increase from the 1,249 units sold in July 2013. The benchmark price for a detached property in Metro Vancouver increased 16.2 per cent from July 2014 to $1,141,800.

Sales of apartment properties reached 1,729 in July 2015, an increase of 42.7 per cent compared to the 1,212 sales in July 2014, and an increase of 42.9 per cent compared to the 1,210 sales in July 2013. The benchmark price of an apartment property increased 5.9 per cent from July 2014 to $400,900.

Attached property sales in July 2015 totalled 690, an increase of 30.9 per cent compared to the 527 sales in July 2014, and a 41.7 per cent increase from the 487 attached properties sold in July 2013. The benchmark price of an attached unit increased 7.8 per cent between July 2014 and 2015 to $511,500.

See more at: http://www.rebgv.org/ news-statistics/

BRITISH COLUMBIA’S

NEW CONDO DEVELOPMENTS PROJECT

TYPE

C O N TAC T

PRICE

PROJECT

ABBOTSFORD

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

604.309.7155 604.864.8948 604.557.1047 778.255.9990 604.850.3694

Call Call Call Call From $179,900

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

604.541.9517 604.456.8883 604.291.9130 604.563.8386 libertyhomes.ca goldhouseliving.com liveatburnabyheights.com 604.428.0210 604.899.8800 604.899.8800 604.871.4189 milanoliving.ca 604.456.0688 604.563.5777 604.431.6033 604.527.7955 604.298.8800 604.438.1113 604.807.4353 604.218.3338 604.936.1888 604.298.8800 604.874.9232

Call From $239,900 Call From $299,90 From $239,900 Coming Soon Coming Soon Coming Soon From $349,800 Coming Soon Coming Soon Coming Soon Call Call Call From Mid $200’s From Low $300’s Call From $279,900 From $249,900 From $340,900 From Low $300’s From $299,000

604.472.1123 604.931.0302 604.939.8808 604.942.8416 604.259.5991 604.492.3388 604.939.8868 604.942.2672 604.617.5570 604.937.2599 604.939.8874 604.941.8305 604.939.2677

Call From Low $200’s From $249,900

COQUITLAM

1123 Westwood Austin Bloom Bradley House Brookmere Charland Crown Evergreen Grand Central 3 Hazel Mackin Park The Windsor Uptown2

C O N TAC T

PRICE

NORTH DELTA

LR LR LR HR LR

BURNABY

Aldynne on the Park Altitude Aviara Brentwood CentreBlock at Univercity Gold House Madison Madison & Dawson Met 1, The Met 2, The Midori Milano Modello Novella OakTerra Redbrick Solo District Station Square Subora Trio The Park Metrotown Solo District Wall Centre Central Park

TYPE

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

Penthouse (PH)

Delta Rise

HR

604.594.7473

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 778.808.6563 604.539.2200 yorksoncreek.com

From $137,500 From $269,900 From $159,900 Coming Soon From $199,900 Call From $139,900 From $179,900

LR LR LR LR LR LR LR LR

604.463.0588 604.807.2423 604.477.1500 604.467.8884 604.467.0692 604.453.9278 778.878.1347 604.380.0300

From $174,900 From $189,900 Call Call Call From $157,900 From $164,900 From $189,900

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

604.525.3941 604.520.9890 604.524.8080 604.520.9890 604.523.0733 605.523.0733 604.523.0081 604.523.0733 778.398.1344 604.523.0733 604.523. 0733 604.525.0223

From $229,900 From $218,900 Call Call Call Call From $270,900 Call Call From $289,900 Coming Soon From $299,900

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

604.971.3181 604.988.8800 604.983.9065 778.985.4676 604.929.8870 604.929.5746 604.988.8540 604.929.1915

Coming Soon Call From $379,900 Call Call Call Call Call From $259,900

LANGLEY

Athenry Gate Cornerstone Elements Focal Point Kensington Murrayville House Varsity Yorkson Creek MAPLE RIDGE

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

The Sapperton at Brewery District Duo at Port Royal Elliot St Glass House Lofts Grove, The Lookout at Victoria Hill, The Northbank Parkside at Victoria Hill Portage RiverSky The Royal at Victoria HIll Trapp & Holbrook NORTH VANCOUVER

Coming Soon Call From $280,000 From $284,900 Call From $220,900 From $234,900 From $360,900 From $278,900 Live Work (LW)

City Home (CH)

High Rise (HR)

221 East 3rd x61 Anchor, The Atrium at the Pier Ave Boutique Res., The Capstone Cates Landing CentreView Destiny 2 Mid Rise (MR)

Low Rise (LR)

Loft (LO)

Townhouse (TH)

BRINGING PEOPLE HOME CONNECTING BUYERS TO THE BEST NEW HOME OPPORTUNITIES IN METROPOLITAN VANCOUVER

FIFTHAVE.CA

N E W H O M E S A L E S AND MARKETING EXPERTISE

AUG 21 - SEP 4, 2015 NEW CONDO GUIDE 65

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@ypnexthome.ca PROJECT

Cates Landing Heywood on the Park Local on Lonsdale Maplewood Place Maplewood North Mill House Northlands Pinnacle Residences at the Pier Tatlow The Drive 1177 The Residences at Lynn Valley Trophy at the Pier Seylynn Vilage Shore, The West Quay

TYPE

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

C O N TAC T

PRICE

604.871.4126 604.985.0003 604.998.0219 604.971.5030 604.727.1594 604.986.0007 604.800.2120 604.983.9065 info@tatlowliving.com 604.986.8138 lynnvalleyresidences.com 604.983.9065 604.980,5000 604.980.0016 604.988.8858

PROJECT

Call From $339,900 Call Call From $378,900 Call From $244,900 Call Coming Soon Call Coming Soon From $509,900 From Low $300’s From Low $200’s From $459,900

LR LR

778.846.3200 604.460.6601

Call From $134,900

LR LR LR LR LR LR LR HR LR LR LR

604.552.5887 604.657.9288 604.435.9477 604.349.9245 604.475.5100 604.866.4206 604.945.3999 604.468.8252 604.468.8252 778.809.3488 604.464.4764

From $158,900 Call From $209,900 Call From $169,900 From $159,900 Call Call Call From $215,900 From $246,900

HR

604.492.3338

Call

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

604.278.5809 604.276.2532 604.276.9186 604.276.0677 604.276.868 604.233.7748 604.273.1313 604.271.3331 604.278.0808 604.233.7748

Call Call Call Call Call From $300,000’s From Low $300’s From $384,900 Call From $300,000’s

PORT COQUITLAM

Altura Amanti on Welcher Carmandy Fremont Green La Via Orchid Prima Residences Shaughnessy, The South Verde Spring on Kelly Valorie on the Park PORT MOODY

Station, The RICHMOND

Alexandra Court Alfa Avanti Camber Cadence Concord Gardens Elle Gardens, The Mandarin Walk Monet

Opal at Richmond Centre Ora Orchid by Beedie Oxford Lane Parc Riviera Park Residences at Minoru Pier, The Pinnacle Living at Capstan Quintet Riva River Green River Inlet Saffron Tempo

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

C O N TAC T

PRICE

604.303.7575 604.278.8838 info@orchidbeedie.ca oxfordlane.ca 604.231.5900 604.303.8878 604.274.7326 604.303.0148 604.303.8878 604.278.8825 604.233.2633 604.233.2633 604.270.2482 604.276.8885

From $464,900 Call Coming Soon Coming Soon From Low $200’s Call Call From $299,900 Call Call Call Call Call From $283,900

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 LR HR HR TH LR LR HR LR HR HR LR LR HR LR HR HR

604.957.3331 604.596.2202 tiensher.com 604.581.5399 778.395.1886 604.530.5399 604.453.6688 604.497.0102 778.564.1875 604.727.5478 604.800.9255 604.583.9866 604.817.5852 liveprime.ca 604.498.3888 604.581.8000 604.888.514 604.588.5795 604.588.3783 604.951.9283 604.951.9283

Call From $170’s Coming Soon From $169,900 From $118,800 From $219,900 Call Call Call From $199,900 From $189,900 From $250,000 From $289,900 Coming Soon Call From $159,900 From $174,900 From $221,900 From $160’s From $279,900 From $199,900

LR LR

604.523.0733 604.576.1772

From $279,900 From $199,900

SQUAMISH / WHISTLER

PITT MEADOWS

Cedar Downs Liv42

TYPE

Penthouse (PH)

66 NEW CONDO GUIDE AUG 21 - SEP 4, 2015

Live Work (LW)

City Home (CH)

High Rise (HR)

Aqua Elaho University Heights SURREY

3 Civic Plaza Ascend Balance Chroma Connect Esplanade at Waterstone G3 Residences Evolve Joy Lingo Manarola Park Ave West Park Central Prime Prime on Plaza Quattro Ridge at Bose Farms University District Verve Wave Wynd CLOVERDALE

Grove, The One92 Mid Rise (MR)

Low Rise (LR)

Loft (LO)

Townhouse (TH)

PROJECT

TYPE

C O N TAC T

PRICE

PROJECT

VANCOUVER & AREA DOWNTOWN

188 Keefer Addition Burrard Place The Charleson Eventide Fairmont Pacific Rim Estates Keefer Block Mark, The Private Residences at Hotel Georgia, The Sapphire, The Tate Downtown Trump International Hotel and Tower® Vancouver Vancouver House

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

604.620.2018 604.620.6692 burrardplace.ca 604.689.8535 604.783.1044 604.781.4303 604.682.8813 604.687.4353 604.682.8107 604.876.9222 604.568.8283 604.568.7888 604.893.8958

Call From $349,900 Coming Soon Call Call Call From $269,900 Call Call From $685,000 From $399,900 Call Call

HR LR LR LR LR/CH MR LR LR MR LR LR LR MR HR LR MR HR LR MR HR MR

604.893.1736 238westbroadway.ca 604.569.3388 604.264.6707 604.879.3257 604.872.0331 604.688.5566 liveatthegem.com 604.620.7886 604.688.5527 604.877.1116 604.779.0091 604.688.5566 604.879.8830 604.879.8830 604.437.5315 604.436.1100 604.303.8838 604.559.1070 604.874.9232 604.558.0899

Call Call From $227,900 Call Call From $269,900 Coming Soon Coming Soon Call From $349,900 From $339,900 From Low $200s Coming Soon $299,900 $299,900 From $304,900 Call From $219,900 From $239,999 From $299,900 From $529,900

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

604.828.3998 604.563.8336 604.563.8336 cressey.ca 604.620.8600 604.345.9000 604.738.0001 604.558.1907 604.646.1111 604.682.8801 604.685.5778 604.876.9222 604.875.8508 604.662.3373 604.880.6880 thecreekbyconcert.com

Coming Soon Call Call Coming Soon From $528,800 Call Call From high $300’s From $499,900 Call From $367,400 From $389,900 Call Call Call Coming Soon

EAST SIDE

188 Keefer 238 W Broadway Bohème Bold on Fraser East Park Evan Paragon Gem, The Kensington Gardens Local Main Street Oxford, The Paragon One Town Centre at River District Two Town Centre at River District Rhythm Skyway View338 Vya Wall Centre Central Park Wohlsein WEST SIDE

1555 West Eighth 35 Park West 41 West 6th & Yukon 99 West Aperture Arbutus Ridge Bennington House Binning Tower Block 100 Boulevard Private Residences Cambie Star Canvas Central Citti The Creek Voda

Penthouse (PH)

Live Work (LW)

City Home (CH)

High Rise (HR)

TYPE

Empire at QE Park Granville at 70th Kerrisdale Gardens Livingstone House MC2 Meccanica Parc 26 Midtown Monarch Northwest Parc Elise Park&Metro Pinnacle Living Broadway Pinnacle Living False Creek Prodigy One Town Centre at River District Two Town Centre at River District Shannon Wall Centre Kerrisdale Sota The Ivy The Laureates The One The Spot Tower Green at West The Village on False Creek W10th & Maple

C O N TAC T

PRICE

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

604.687.8800 604.687.2298 604.559.9848 604.998.8988 604.638.9998 604.876.8819 604.336.6380 604.563.3330 604.568.6883 604.325.5151 604.336.6380 604.325.8111 604.739.2080 604.874.8368 604.221.8878 604.879.8830 604.879.8830 604.267.8882 604.671.1025 604.566.5888 604.221.4450 604.874.8368 604.568.6886 604.707.9378 604.733.2010 604.739.2080

Call Call From $540,900 From $639,900 Call From $394,900 Call Call From $444,900 Call Call Call From $399,900 From $369,900 From high $300s Now Previewing Coming Soon Call From 2.5 million Coming Soon Call From $349,900 From $269,900 From $319,000 From $390,500 From $429,900

LR LR SF/LR

604.943.8811 604.948.2345 604.948.HOME

Call Call Call

HR MR LR LR

Cressey.com 604.922.0330 604.836.7355 cressey.com

Coming Soon Call From $490,000 Coming Soon

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

604.531.6659 604.531.9030 cressey.com 604.818.5603 604.541.8092 604.536.1663 778.545.8737 604.536.0256 604.538.8028 605.560.1656 604.538.3237 604.560.3238

From $288,900 From $319,900 Coming Soon From $339,900 Call Call From $364,900 From $289,900 Call Call Call From $230’s

TSAWWASSEN

Brio Cityhomes Tsawwassen Springs WEST VANCOUVER

23rd and Bellevue Evelyn Galleries on the Bay Kerrisdale by Cressey WHITE ROCK / SOUTH SURREY

Adagio Avra Beverley Edgewater Elgin House Gemini Heights, The Newport at West Beach Royce Saltaire Sausalito South Point Walk Mid Rise (MR)

Low Rise (LR)

Loft (LO)

Townhouse (TH)

New homes available throughout

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

@MAC_Marketing

/MACMSTube

OV ER

85%

The Biggest Decision of Your Day.

SOL

or

Club Destiny, the 5,025 sq.ft. residents-only clubhouse

Destiny2 at Raven Woods is the most sought-after community on the North Shore and offers access to the outdoors like no other neighbourhood in Vancouver. These 1-, 2-, and 3-bedroom homes provide the life you want, for a price you can afford.

Come discover your Destiny.

NORTH VANCOUVER

EP DEE P COVE

Mt Seymour Pkwy

D oll ar t

on H w y

Raven Woods Dr

B UR RAR D INLET

Ironworkers Memorial Bridge to Vancouver

Presentation Centre and Display Suite

Homes starting from just $329,900.

Visit us at DestinyLiving.ca

Open Daily Noon-5pm, Closed Fridays 590 Raven Woods Dr., North Vancouver 604-929-1915 | info@destinyliving.ca

The Developer reserves the right to make changes and modifications to the information contained herein without prior notice. Renderings, maps and photographs are representational only and may not be accurate. E.& .O.E.

D