Sept 4 - 18, 2015 Volume 05 Issue 18
2 RIVER GREEN HAS ARRIVED A SHINING EXAMPLE OF ASPAC’S COMMITMENT TO LUXURY LIVING INSIDE THIS ISSUE
THINKING ABOUT AN INVESTMENT CONDO?
HOW THE CHINESE MARKET AFFECTS US
WHAT’S NEW AND HOT IN THE MARKETPLACE
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
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.
North Shore outdoors.
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
STARTING FROM $224,900*
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
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 SEP 4 - SEP 18, 2015
00
FASTEST SELLING COMMUNITY OF 2015
SEP 4 - SEP 18, 2015 NEW CONDO GUIDE 5
6 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
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!
99
GE VD BL
148 St
152 St
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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.
SEP 4 - SEP 18, 2015 NEW CONDO GUIDE 7
CONTENTS
SEPT 4 - 18, 2015
VOLUME 5
COVER STORY
ISSUE 18
IN EVERY ISSUE 12 Editor’s Note
FEATURE 56 Warming Up for Fall Yanic Simard’s advice for welcoming in the chillier seasons by Yanic Simard
COLUMNS 18 Hot Off the Web A sample of what’s going down online this week at ypnexthome.ca by Diane Duflot
28 Buyer Profile Graham and Nicole soar above in Binning Tower by Susan M Boyce
36 Condo Pro Buying a condo without “love money” from family by Barbara Lawlor
42 Stat Chat Understanding condo fees by Ben Myers
44 Condo Sense Thinking about buying an investment property? by Cameron McNeill
16 True waterfront luxury in Richmond 2 River Green by Susan M Boyce
8 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
48 Inside Mortgages A pre-approval may not be all you need by Kris Grasty
54 Fundamentally Speaking How the Chinese economy affects Canadoan real estate by Wayne Karl
CONDO PROFILE
20
PRESIDENT, YP NEXTHOME
Jacqueline Hill
Elle Richmond’s new centre of elegance and style
EDITOR-IN-CHIEF / DIRECTOR OF CONTENT
Susan Legge DIRECTOR OF SALES, NATIONAL
Moe Lalani SENIOR SALES MANAGER, WESTERN CANADA
Edwin Rizarri
by Janine Mackie
ART DIRECTOR
Tammy Leung EDITOR
Stephanie MacDonald CONTRIBUTING EDITORS
Lydia McNutt Sara Duck Wayne Karl
34
DESIGN EDITOR
Yanic Simard
Meadows Pointe Close to everything you need in beautiful Langley
MEDIA CONSULTANTS
Dave Bird 604.319.7102 Brenda Everitt 604.319.7103 SALES COORDINATOR
Justin Salvador
by Susan M Boyce PRODUCTION MANAGER
Bala Gnanapandithan GRAPHIC DESIGNERS
Miguel Cea PRODUCTION CO-ORDINATOR
COLUMNS
MAPS
(continued)
14 Richmond
60 Home Sweet Home Canadians are taking on more “good debt”
22 Vancouver
by Lydia McNutt
HOMEBUYERS’ HELP 30 Condo Market Watch Checking out what’s new and hot in Metro Vancouver’s residential marketplace and beyond by Susan M Boyce
65 Listings Directory
Hanna Yarkony CONTRIBUTING EDITORIAL WRITER
Susan M Boyce Published by
32 Maple Ridge/Pitt Meadows 38 Surrey/Langley
52 Burnaby/New Westminster
4180 Lougheed Highway Suite 102 Burnaby BC V5C 6A7 T 604.519.6080 F 604.519.6088 newhomeandcondoguide.ca
62 Tri-Cities
ADVERTISING Call 604.519.6080 for advertising rates and information.
46 South Surrey/White Rock
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.
10 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
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
THE VALUE IN BUYING NEW
SUSAN LEGGE Editor-in-chief Yellow Pages NextHome Susan.Legge@ypnexthome.ca Follow me on Twitter at Twitter.com/SusanLegge Like us on facebook search: Condo Guide
When only a new home will do, those in the market will be pleasantly surprised by the exceptional value and attention to detail a new home offers. When you buy new, you don’t inherit somebody else’s worn carpeting, personal taste in kitchen appliances or paint colour preferences. You get a fresh, clean space that’s waiting for your personal imprint. If you’ve always fantasized about buying a brand new home, here are a few tips that can help you make the process a pleasant one: » Shop the mortgage market to see what you can afford before you start your hunt; » Obtain a lawyer who is willing to review your offer and close the deal; » Don’t be persuaded by high pressure sales tactics while you’re out shopping;
» Determine which options and upgrades you want as part of your offer and ensure your lender will finance what’s required, if needed; » To save money, consider which upgrades you could purchase and install yourself after the sale closes. Some upgrades such as rough-ins and wiring inside the walls are easier to do before construction. Factors such as the cost of the home, neighbourhood, lot size and special features play a big role in your final decision. Determining which features your new house absolutely must have, and which features you could live without, should be among your first steps in the homebuying process. We hope you enjoy this issue of New Home Guide. Let us know what you think! We’d love to hear from you.
LIVING AND LEARNING
STEPHANIE MACDONALD Editor Yellow Pages NextHome Stephanie.MacDonald@ypnexthome.ca
12 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
We are really fortunate to have an abundance of excellent learning facilities in Metro Vancouver — everything from Universities and colleges, Montessori, French immersion and special schools for learning disabilities, to fine arts, technology and sports programs. If you’re looking for a new home, picking an area where there are lots of good schools to choose from may be a priority for you. The neighbourhood profiles on ypnexthome.ca can tell you exactly what schools are in the catchment of the home you’re looking at, and what schools are nearby. You can also find out all about nearby parks, community centres, local hot spots and anything else you may be interested in.
The Fraser Institute also publishes an annual School Report Card, which can be found at www.fraserinstitute.org/ report-cards. These report cards have been controversial in the past due to a distinct bias towards private schools and wealthy areas, however they are now more sensitive to socio-economic discrepencies within the system. So your kids may be all registered for school, but you also may have something else to register for. With a federal election coming up, no matter where you live right now, make sure you are registered to vote. If you’re not sure if you’re registered at your correct address make sure to find out by visiting elections.ca.
SEP 4 - SEP 18, 2015 NEW CONDO GUIDE 13
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7720 Alderbridge Ave 604.276.8885
6511 Buswell St ellerichmond.com
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5171 Brighouse Way 604.233.2633
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CANADA’S MOST SIGNIFICANT WATERFRONT COMMUNITY
2 RIVER GREEN HAS ARRIVED
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 CO N C I E R G E | P R I VAT E S H U T T L E
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
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.
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.
COVER STORY
2 River Green Water Garden
RIVER GREEN One Community: One Developer: True Waterfront IT’S ALREADY KNOWN as the new Coal Harbour — a sophisticated combination of exceptional amenities, a dazzling waterfront location and an enviable lifestyle. The name is River Green, and if you crave a home that raises the bar on urban luxury, this Richmond community is one you’re going to want to take a close look at. 1 River Green — the first phase of this masterplanned community by Aspac — has been a huge success, and 2 River Green is now getting ready to launch. And for a very limited time, priority registrants can make an appointment for a private, exclusive preview tour… because this one-of-akind development really does need to be experienced first hand. 16 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
Celebrate Life Amenities at River Green are, in a word, astonishing — a shining example of Aspac’s commitment to bring five-star living to every homeowner. The River Green experience begins with a grand, hotel-inspired lobby with 24-hour concierge. There will be a bold, elegant use of marble and pillars wrapped in geometrically aligned woods that transform structural elements into artistic highlights. To one side, an enclosed Zen garden will separate the lobby from the swimming pool just beyond — creating an inviting ambiance like layers of water and greenery. Integrated between 2 River Green’s two sister towers will be a lavishly landscaped courtyard and sparkling
By Susan M Boyce
water garden, sundecks that appear to float on the water, and comfortable seating. The garden will also be designed to look as if it connects directly with the Fraser River just outside. Interior amenities include an infinity pool, whirlpool, steam room and sauna, fitness facility with state-of-the-art equipment, and a tranquil yoga area. The musically inclined will be able to practice on the piano or bring an instrument of their choice to 2 River Green’s acoustically insulated music room. There’s also a private theatre room, clubroom with large-screen TV and chef’s kitchen, an outdoor entertainment terrace with barbeque, and a quiet study room.
Clubroom
Cesar Kitchen and Miele Appliances
Presentation Centre Lounge
Staying fit is yet another part of daily life at River Green — including cycling or walking along the 38 kilometres of dike trails located, quite literally, right outside your front door. Aspac even provides ultra-secure bike lockers for keeping your favourite two-wheelers safe and sound. Or check out the many offerings at the 23,000-square-foot Olympic Oval right next door. In addition to the extensive water features Aspac will build on the property, the City of Richmond is adding a pier and floating dock that will be integrated into the River Green community. The pier will not only provide temporary moorage for leisure boats, it will be an amazing place to relax and enjoy an afternoon picnic or celebrate the sunsets. Interior Elegance Inside, 2 River Green continues Aspac’s tradition of above-and-beyond finishings: integrated SubZero fridge
and Miele appliance package, Gessi bathroom fixtures, and Cesar kitchen cabinets imported from Italy exclusively for this project. It all adds up to a perfect balance of elegance, modernism and comfort — after all, you’re worth it. Experience Richmond’s New Coal Harbour After the undeniable success of Coal Harbour, Aspac is now poised to set a new standard of luxury in Richmond at River Green. Like every Aspac home, the River Green presentation centre was built with exceptional care and attention to detail. When guests arrive, they’re immediately enveloped in an ambiance of grandeur and luxury that not only sets the tone for 2 River Green and gives buyers a sense of the level of luxury they can expect in their new home, it also creates a vision of the master planned community that’s waiting for them when they live here.
In addition to the extensive water features Aspac will build on the property, the City of Richmond is adding a pier and floating dock that will be integrated into the River Green community.
Presentation Centre
The River Green Community’s three-level presentation centre is now accepting preview viewings by appointment only at 5111 Hollybridge Way in Richmond. Don’t miss this opportunity to be part of the New Coal Harbour. Book your priority preview tour by registering at rivergreen.com. SEP 4 - SEP 18, 2015 NEW CONDO GUIDE 17
HOT NEWS
Hot off the web A PEEK INTO THE KIND OF LOCAL REAL ESTATE NEWS THAT CAN BE FOUND AT YPNEXTHOME.CA By Diane Duflot
Next hot housing markets? Tsawwassen and Ladner Wondering what the next hot real estate markets in the Lower Mainland might be? All signs are pointing towards Tsawwassen and Ladner, due to a number of contributing factors. New landmarks in the area are contributing to the current wave of excitement: a bridge that will replace the George Massey Tunnel is expected to cross the Fraser River in 2017 and there are two mega malls expected to open in 2016 at Tsawwassen First Nation, which will bring a combined 1.75-million square feet of retail to the area. As these improvements to the area are completed, it’s certain that demand will increase for the properties in the region, and prices will go up.
term. Typically, a recession is defined as two consecutive quarters showing a decline in GDP. If that definition is used, since Statistics Canada shows that the economy shrunk every month from January to May, then Canada is well on its way on towards what is being called a “technical recession.” Today’s Canadian economy shows several positive economic indicators that contradict the negative ones, though. Despite the fact that the low price of oil has lowered investment in the energy sectors, the job market is still doing well. As a result, the Business Cycle Council said, “data did not provide evidence that Canada had entered an economic downturn” and that they would reassess the situation when new data was available this fall.
Are we in a recession? Over the course of the summer, it has been debated whether or not we are in a recession. It all began in March 2015, when the International Monetary Fund reported that Canada had two vulnerable domestic areas in its economy. The first of these is the country’s high household debt and the second is its overheated housing market. The word “recession” became bandied about, with few economists ready to commit to the
Current drought conditions teach Vancouver to conserve The typical November in Vancouver gets about 185 mm of rain, and it keeps pouring down for several months after that. Apparently, on average, it rains 165 days of the year in Vancouver. That’s more frequently than one out of three days. Given the fact that we spend a good half of the year drenched in rain, it’s not surprising that many of us living in the Lower Mainland have been taking our
18 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
water for granted. Happily, it seems that most people are on board with preserving our water supply. Ninetyfive per cent of British Columbians support the current water restrictions, and about 90 per cent of residents of Metro Vancouver and the Fraser Valley indicate that the $250 fine for violating the restrictions is either appropriate or not enough. 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
RICHMOND/DELTA/LADNER/TSAWWASSEN
SEP 4 - SEP 18, 2015 NEW CONDO GUIDE 19
CONDO VIEWS
ELLE RICHMOND Live in the city’s most exclusive private residences with luxury European brands and ample space By Janine Mackie
E
lle Richmond is a prestigious alternative to condominiums reaching high into the sky in Richmond. An easy stroll to Minoru Park, one-block from Richmond Centre and two-minutes from the Canada Line Brighouse SkyTrain Station, this boutique development will rise just 15 stories and feature 65 exclusive residences with high-end touches.
20 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
STEPPED UP STYLING: Miele appliances and Armony Cucine cabinetry “These homes raise the bar for luxury living in Richmond Centre,” says Charmaine Tangsoc, the development’s sales manager. “There’s an unparalleled degree of elegance and functionality, with homes featuring hybrid heat pump air-conditioning, luxury Miele appliances
and Italian kitchen cabinetry by Armony Cucine.” Following their award-winning Paloma developments, Regent International returns to Richmond with this stellar new condo development now under construction at the corner of Buswell and Cook. Anticipated to be completed by September 2017, residences at Elle Richmond are already
“There’s an unparalleled degree of elegance and functionality.”
“These homes raise the bar for luxury living...”
over 70 percent sold! While all one-bedroom floor plans have been spoken for, there is still a good selection of two and threebedroom homes, says Tangsoc, noting that “all two-bedrooms are corner units — translating to more natural light, more views and more space.” “They are truly gorgeous and with only five or six homes per floor, they offer great privacy,” says Tangsoc. The two-bedroom homes are priced from $478,900 plus GST, and the developer is including one parking and storage locker with all remaining homes. PREMIUM PENTHOUSE: features oversized rooftop deck with outdoor kitchen Five penthouse homes are also being
offered for sale with 1,777 to 1,873 square feet of living space indoors, plus rooftop balconies extending living outdoors by an additional 1,000 square feet, and boasting a built-in barbecue and sink. Penthouses come with two side-by-side parking stalls, two storage lockers and finishes fine-tuned to include premium Miele appliances — built-in coffee system, ultra-quiet dishwasher, fully-integrated fridge and freezer, gas cooktop with wok burner, convection oven, microwave and hood fan with halogen lighting. “These homes are ideal for those wanting to downsize but live in the same quality of home,” describes Tangsoc. “I appreciate seeing buyers do their homework — they visit our sales centre, compare with other homes on the
market and return because the quality at Elle Richmond is superior. The threebedrooms are ideal for those who love space; there’s ample areas to be on your own or gather as a family.” The podium level will feature an outdoor garden with plots for rent, while those who prefer to get their exercise on the treadmill will appreciate the convenience of a fully-equipped stateof-the-art gym and social lounge. WALKER’S PARADISE: with restaurants and services at your doorstep A quick check on my walkscore.com app, and it’s evident Elle Richmond makes the grade, scoring “95” for its accessibility to coffee, restaurants ranging from seafood to subs, shopping and every possible errand, whether bank deposit or trip to the dentist. These true European-inspired residences are destined to redefine condominium living in Richmond. And with the City Centre’s population expected to climb by 2,500 new residents each year, now is the time to invest in a community with an enviable future.
This could be your life. Your luxury. Your Elle Richmond. Visit the sales centre and show suite today, open daily (except Fridays) from noon to 5 p.m. For more information call 604-273-1313 or visit ellerichmond.com. SEP 4 - SEP 18, 2015 NEW CONDO GUIDE 21
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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4236 Main Street 604.879.3257
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1831 Renfrew St 604-830-3938 1149 Hornby St 604.620.6692
12. RIVER DISTRICT 3302 North Arm Ave 604.879.8830
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AR IN
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NW M
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RENFREW ST
BURRARD INLET
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
SPRING 2016 1 BEDROOMS STARTING AT
$388,800
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
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
24 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
VIEW THE 2015 GVHBA PARADE OF RENOVATED HOMES
TO ADVERTISE CALL 604.519.6080
VANCOUVER
SEP 4 - SEP 18, 2015 NEW CONDO GUIDE 25
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.
SE MAR IN
E DRIV E
IVE
BOUNDARY ROAD
E DR
KINROSS ST
ARIN
KERR STREET
VANCOUVER
SE M
BURNABY
MARINE WAY
RIVER DISTRICT SALES CENTRE
N
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AS E
RW AY
BUYER PROFILE
Graham and Nicole at Binning Tower WORLD-CLASS CAMPUS LIFESTYLE By Susan M Boyce
G
raham and Nicole are the first to admit Lady Luck has been smiling on them. In July 2012, after several years pursuing his professional sports coaching career in California, Graham landed an appointment as head coach of the UBC Women’s Hockey Team. Even though it was long after most coaching positions are filled for the upcoming season, he was even able to find rental accommodations for his family of three in the heart of UBC’s new Wesbrook community. “We loved the neighbourhood immediately,” he says with a contagious enthusiasm. “I could walk to work so we
28 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
We loved the neighbourhood immediately. — Graham only needed one car, there are so many things to do with the kids, and there are parks and amenities right here — it really has a small town feel within a bigger city.” In no time, the couple knew they wanted to purchase a home and put down permanent roots. Naturally enough, Graham’s parents soon came for a visit to see the campus
setting that had so captured the hearts of their son, daughter-in-law, and grandchild… and luck smiled again. “At the time we were living directly across the street from the Binning Tower presentation centre,” Graham explains. “It was opening weekend, so we all decided to just pop in and take a look. Yvonne, the sales manager, was incredibly helpful, and we liked the fact it’s a concrete building from a quality developer.” Even more important, the floor plans offered space — lots of space. “We were living in an 800-square-foot, onebedroom — which was tough with one child and the two of us,” he says. Since the couple already knew they wanted a second child, being able to purchase a three-bedroom home was an important part of the decision. “And because the building won’t be finished for two to three years, it gives us more time to save up a larger down payment and organize our finances — that was a big thing for us too. We’ve owned before but never had a brand new home, so it’s going to be very exciting.” Epilogue: three months ago, Graham and Nicole celebrated the arrival of their daughter, Avia. Yet another reason they consider luck to be on their side. For more information about Binning Tower, visit binningtower.com or call 604.646.1111.
33 HOMES REMAIN
NEW YORK VANCOUVER LONDON
“ THE TWO GREATEST STORES OF WEALTH
INTERNATIONALLY TODAY IS CONTEMPORARY ART AND APARTMENTS IN MANHATTAN, VANCOUVER, AND LONDON”
– Larry Fink, Blackrock CEO, May 2015
INTERNATIONAL CITY. INTERNATIONAL DESIGN. 164 city homes featuring a 3-storey green screen oasis in the heart of urban Vancouver.
T ES AK DR
SE YM OU RS T
ST VIE DA
GR AN VIL LE ST
Bespoke cabinetry from Friul Intagli of Italy | Heating & cooling from Jaga of Belgium | An international standard of design coming to Hornby & Helmcken.
DOWNTOWN’S MOST AFFORDABLE LUXURY AT HORNBY & HELMCKEN
604 620 6692 ADDITIONLIVING.COM P R E S E N TAT I O N C E N T R E 12 0 4 S E Y M O U R ST R E E T · O P E N DA I LY 12 - 5 P M , E XC E PT F R I DAYS
THE DEVELOPER RESERVES THE RIGHT TO MAKE CHANGES WITHOUT NOTICE. PRICES AND AVAILABILITY ARE SUBJECT TO CHANGE. RENDERING AND VIEW ARE APPROXIMATE ONLY. E.&O.E.
CONDO WATCH
CONDO MARKET WATCH Condominium homes to keep your eye on By Susan M Boyce
Renfrew & 2nd
Green Oak
Vancouver
Vancouver
ON THE STREET: Renfrew and 2nd Avenue PRESENTATION CENTRE: 1833 Renfrew ON THE WEB: thind.ca INFO: 604.830.3938 HIGHLIGHTS: This collection of 48 one-, two-, and three-bedroom condominium homes is attractively priced from $259,900. Easy access to downtown Vancouver, the freeway to Interior BC or the North Shore, as well SFU, BCIT, and the diverse array of shopping and restaurants found in Chinatown, Gastown, Yaletown, and The Drive.
Now well under construction on West 10th Avenue just west of Vine in Vancouver’s prestigious Westside, Green Oak is a rare opportunity to purchase a home directly opposite Connaught Park and barely a block from Kitsilano Secondary. For more information, visit GreenOakDevelopment. com or call 604.428.0588
Savile Row Burnaby ON THE STREET: 4991 Claude Avenue (near Canada Way and Sperling) ON THE WEB: liveatsavilerow.com INFO: 604.833.1606 HIGHLIGHTS: Presentation centre is expected to open in September for this limited collection of studio flats and exclusive park-side townhomes. Amazing access to over 1,400 acres of parkland, trails and lakes at Deer Lake Park, Central Park and Burnaby Lake Park. Savile row is one of the first opportunities to purchase a brand new home in this neighbourhood for many years, so you won’t want to miss out. Prices anticipated to start below $600,000 for the first phase of townhomes. Register today for updates on condominium and townhome opportunities.
Encore at Bayview Place Victoria ON THE WEB: bosaproperties.com HIGHLIGHTS: If you’re considering a move to BC’s capital, here’s one to watch. This collection of 136 homes is located in Victoria’s famous Inner Harbour and brought to you by one of Vancouver’s most respected builders. Priority register today for more information as it’s released.
Brookmere West Coquitlam ON THE WEB: onni.com HIGHLIGHTS: Coming soon to the West Coquitlam neighbourhood, this new collection of one-, two-, and three-bedroom homes will be located across from Lougheed Town Centre on North Road and just a short stroll to both the Millennium SkyTrain station and future Evergreen Line. In other words, this is one convenient place to call home. Priority register now to stay in the know and remain ahead of the crowd.
30 NEW CONDO GUIDE SEP 4 - SEP 18, 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.
CEDAR DR
PITT MEADOWS | MAPLE RIDGE DOMINION AVE
224TH ST
DEWDNEY TRUNK RD
Lo
ug
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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
RR R IVE
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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
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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
32 NEW CONDO GUIDE SEP 4 - SEP 18, 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
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240TH ST
DR MACLU RE
PITT MEADOWS/MAPLE RIDGE
SUITES ARE MOVE IN READY
SEP 4 - SEP 18, 2015 NEW CONDO GUIDE 33
CONDO PROFILE
MEADOWS POINTE Life’s Pivotal Point
L
ooking for something fresh and different in a Maple Ridge condominium? A home with a distinctly contemporary outlook and a location that put you close to urban amenities yet has the intimate charm of a rural setting? Well say hello to Meadows Pointe. Dramatic Architecture “When people see Meadows Pointe for the first time, they’re always curious,” says sales manager Sharon Johal. Her gesture takes in the dramatic ledgestone detailing and the playful combination of articulated façade and crimson red accent walls. “There really is nothing else like this in Maple Ridge.” All About Location Meadows Pointe’s location on Dewdney
34 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
By Susan M Boyce
Trunk and 203rd Street is another winning feature. “You’re quite literally just across the street from every urban amenity you could want — Safeway, Sport Chek, Starbucks, a really cool pub, Winners, Shoppers Drugmart — it’s all only a couple of minutes away,” Sharon says. “And because we’re just at the border with Pitt Meadows, it means you’ve got easy access to both the Golden Ears and Pitt River Bridges — so if you do have to commute, it’s an easy drive.” Great Lifestyle Inside, Meadows Pointe is designed to impress with finishings like quartz counters, engineered hardwood flooring throughout, and full appliance package. And here’s a neat bonus — every bathroom comes with in-floor
radiant heating — sure to be especially appreciated first thing in the morning. “The first three floors also have nine-foot ceilings, and on the fourth floor they’re 10 feet high,” Sharon says. “So the amount of natural light is amazing. Plus you’ve got great views of the mountains.” And, of course, every home includes generous outdoor spaces too — after all, that’s what West Coast living is all about.
The Meadows Pointe sales centre and display home are open noon to 4 p.m. Saturday and Sunday (or by appointment any time) at 20331 Dewdney Truck Road in Maple Ridge. Prices for these 22 homes start at $189,900 with floor plans ranging from one- to three-bedroom. Be sure to ask how you can receive one year free internet/phone. For more information visit meadowspointe.ca or call 604.807.2423.
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
$
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
SEP 4 - SEP 18, 2015 NEW CONDO GUIDE 35
CONDO PRO
What is interim occupancy? By Barbara Lawlor
C
ondominium ownership differs from lowrise homes in many ways – especially where fees are concerned. Those entering into condo ownership for the first time will do well to understand exactly what these costs are, and what they cover. One of the most misunderstood expenses is the interim occupancy fee. When your lowrise home closes and you move in, you officially own it. With a condominium, depending on when in the sales and construction process you purchase, you will most likely enjoy occupancy long before you receive title to your suite. Unless you move in after the condo is registered, you will not yet own your suite outright. You enter into what is referred to as “interim occupancy.” This is the gap between the occupancy date given to you once roof-topping has occurred, and when the condominium
36 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
is registered and you receive title. Until that time, the suite is still owned by the seller (the developer). In Ontario, a “condominium” is not formed until construction is completed and passes the approval processes that enable it to be registered with the Land Registry Office. In highrise condos, the lower floors are finished long before the upper levels, but the approvals process begins once the first suite is occupied. It typically takes up to six months, although sometimes it can be quicker. During this time, you will pay an occupancy fee to the developer. The occupancy fee encompasses three elements. First, it is determined by the interest portion of the balance owing on the purchase price (usually payable on the registration date) based on a one-year mortgage rate of the Bank of Canada. Second, it includes the estimated maintenance fees for
the suite, and third, its portion of the estimated real estate taxes. There are also other fees such as the enrollment of your suite with Tarion Warranty Corp. You may think of it as rent, but it’s not rent, nor is it money that can be applied toward your mortgage. Once the title is transferred, you take out your mortgage and the builder/developer receives the money. The benefit to the suite owners is that you get to move in sooner and not have to wait until registration. You will get substantial notice before your occupancy date. Remember that during interim occupancy, you must have your homeowner’s insurance in place, and you have to arrange for utility hook-ups as if you own the home. Your appliance warranties kick in upon occupancy because you are actually using them, and your Tarion warranty is officially in place.
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.
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
SEP 4 - SEP 18, 2015 NEW CONDO GUIDE 37
SURREY | LANGLEY 116TH AVE
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A6
104TH AVE
A9
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104TH AVE A8
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A2 88TH AVE
88TH AVE BEAR CREEK PARK
72ND AVE
10
A7
B2
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A1 64TH AVE
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WATERSHED PARK
216TH ST
208TH ST
200TH ST
192ND ST
B1
RD
176TH ST
184TH ST
168TH ST
160TH ST
152ND ST
80TH AVE
99a 64TH AVE
AV E
B3
1a 144TH ST
128TH ST
120TH ST
112TH ST
72ND AVE
King George Blvd
80TH AVE
96 TH
RD
Fr as
A4
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
LANGLEY BYPASS
58TH AVE
56TH AVE
56TH AVE
B5 Fra s
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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. MUSE
9015 120th Street liveatmuse.com 99
A5. UNIVERSITY DISTRICT
104th & University Dr 604.588.5795
A6. G3 RESIDENCES
38 NEW CONDO GUIDE SEP 4 - SEP 18, 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
S W D– E VI TE DAY E R PR TA TO S! R P S 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)
SURREY/LANGLEY
NEW SHOW H OM OPENING ES SEPTEMB ER TH @ NOON 12 JOIN US FO VERA’S B R A BQ
Say NO to #FOMO
Final homes now selling Jr. 1 Bdrms FROM $172,900
1 Bdrms + Den FROM $221,900
2 Bdrms + 2 Baths FROM $269,900
MOVE-IN THIS OCTOBER
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.
40 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
MODERN FINISHES TO BRAG ABOUT
SURREY/LANGLEY
16 13 AVAILABLE TO MOVE-IN THIS WINTER!
CONDOS STARTING FROM JUST $247,900 UP TO $539,900
SEP 4 - SEP 18, 2015 NEW CONDO GUIDE 41
STAT CHAT
Can you buy a condo without “love money”? By Ben Myers
T
he term “love money” is typically defined as seed money or capital given by family or friends to an entrepreneur to start a business. I’ve adopted the term in a real estate context – giving cash to your offspring to buy a home. We are seeing a lot of parents assist their adult children with down payments on homes and condominiums, a figure as high as 25 per cent in Canada overall, 35 per cent in Toronto and 40 per cent in Vancouver. Ten years ago my grandmother gave me $10,000 toward my first condo. Without it, I wouldn’t have been able to get into the market. However, perhaps your family is not so fortunate and doesn’t have that kind of money to gift, or maybe they do but they are just not giving it to you! Can you make it happen without love money? The answer is “yes,” but you have to get creative. It may involve renting out a room to help offset your monthly carrying costs. For those who are tired of the “roommate thing,” I wouldn’t compromise on location, I’d compromise on size. Live in your neighbourhood, not your suite. There are tons of spacesaving and condo-efficient furniture designs, appliances and storage
42 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
systems. Put your winter clothes in your locker, or your parents’ basement. Small spaces require constant decluttering. Take stock of what you really need. You might find the purge refreshing. Live on transit and get rid of your car. Buy in a building with a fitness centre and don’t bother with the gym membership. Forget cable and Internet, get free WIFI at the local coffee shop! Get on your condo building’s social network, share transportation, share dog-walking duties, set up play dates for the kids, borrow a pair of shoes, or find someone with that missing ingredient for your meal. If you think you’ll save money by waiting for the market to correct, well, get in the long line. People that have been waiting for this to happen since 2003. Some say Canada is on the brink of a recession; record condo units have completed over the last 12 months; investor-held units are at an all-time high. Yet the Vancouver condo market continues to defy sceptics. The 6,297 new condominium sales in Q2-2015 was the third-highest quarterly sales on record for the market according to Urbanation, and highrise prices have increased for both new and resale condos. If you can get in the market,
get into now, as there appears to be no break in sight. Buying a new condominium can be daunting without financial assistance, but don’t let a lack of love money stop your dream of home ownership. You will have to get very creative, and make a lot of sacrifices, but once you grab the bottom rung of the property ladder, the climb is much easier from there.
Fortress Real Developments partners with builders across Canada, and Ben assists in evaluating the market and projects that Fortress engages in. Follow his blog posts and commentary on the Canadian Housing Market at fortressrealdevelopments.com/ news or follow him on twitter at @BenMyers29
ve
SURREY/LANGLEY
ONE-BEDROOM
HOMES STARTING AT
$199900 199,900 WITH 5% DOWN
MONTHLY PAYMENTS AS
LOW AS $881
50% SOLD COME SEE US TODAY! SALES CENTRE OPEN DAILY 12pm-5pm (except Friday)
Murrayville House is an exclusive boutique collection of 92 one and two-bedroom homes, many with dens, situated in the best location of Langley - Upper Murrayville.
26
25
52 Ave • 5% down payment • Interest rates at historical lows • Close to Trinity Western University
52 Ave • Close to local amenities • Steps to public transit • Minutes from Langley Centre
Highway 1
N
Langley Centre 10
1A
For more info please call 604.868.2000 to speak with Vince Pontaletta & 24 Karey Ireland 21 DEVELOPED BY
Downtown Langley 22
1A
15
17
SALES CENTRE
REGISTER ONLINE FOR MORE INFO
MurrayvilleHouse.com 16 Langley MurrayvilleHouse MARKETED BY
220-230 22196 50TH AVE, LANGLEY
Secondary School
FOLLOW US
56 Ave SALES BY 20
14
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 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.
NEW HOME WARRANTY
Langley Regional Airport
Douglas Park
19 18
53 Ave
50 Ave
Kwantlen Polytechnic University
1A
48 Ave
13
48 Ave
SEP 4 - SEP 18, 2015 NEW CONDO GUIDE 43
CONDO SENSE
To be, or not to be a landlord THINGS TO CONSIDER BEFORE BUYING AN INVESTMENT PROPERTY By Cameron McNeill
O
wning an investment property can be a profitable asset and it is a great way to create financial security for you and your family. Here are a few things to take into consideration before you commit to a property. What are your expectations? It’s important to think about why you want to purchase an investment property. Are you hoping to flip a home for a quick profit? Is this a 5-year investment to help you work your way up the real estate ladder? Or is this a long term investment for future financial security? Make sure you know exactly what you want out of the property. How much commitment is a rental property? Do your research to ensure you understand the running expenses that come with owning an investment property, such as property taxes, ongoing maintenance, strata fees and mortgage insurance. On top of the financial commitment is time. Consider what kind of landlord you will be and the amount of time that goes into managing a rental property. If landlord responsibilities are too much for you, contracting a property manager is an option, but this will be an additional monthly expense to consider.
44 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
Crunch the numbers 1. Get your financial house in order – Sit down with a financial advisor to go over your financial situation. A financial advisor will help you gain insight on ways to maximize your cash flow, as well as tips to make yourself a more attractive candidate for preapproval. For example, have your credit cards paid off and minimize other existing debt such as car and student loans. 2. Go to the bank and get preapproved – Meeting with your bank to get pre-approved is important as it will then dictate what you can afford. From this you will be able to set a realistic budget. 3. Coming up with a deposit - It is recommended to have at least a 20% deposit on your investment property in order for the venture to be financially worthwhile. If you do not have the cash, another way to come up with the deposit is by leveraging the equity in your home. a. For example, the value of your existing home is $500,000 and your mortgage balance is $300,000. The difference between the two, $200,000, is your home equity. As an investor, it is possible to access up to 80% of your home’s equity. So, in this example, you have $160,000 to put towards your down payment. You would then need to finance the remaining balance.
If you still feel like an investment property is right for you then get going on to the fun part, finding the right investment home for you! Employ a realtor that you trust and who understands you and what it is you’re looking for. Also, start shopping new home presentation centres as there are additional benefits in investing in a pre-sale property. Happy investing!
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
SURREY/LANGLEY
LAST CHANCE! Only 4 left!
NET GST
INCLUDED A community of European-inspired condos that are as sophisticated as they are affordable.
LIMITED TIME OFFER.
See sales representative for details
94% ONLY 5 LEFT: ONLY 5 SOLD LEFT: OUT 2 Bedroom + 1 Bathroom Plan D3 | 2 Bed + Den
$219,900
$275,900 (inc. net GST)
2 Bedroom + Den
$275,000
107 - 20861 83 Avenue, Langley Sales Centre Open Saturday - Thursday 12-5pm
athenrygate.com Sales and Marketing by Solon Bucholtz 778.995.7467 SEP 4 - SEP 18, 2015 NEW CONDO GUIDE 45
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
46 NEW CONDO GUIDE SEP 4 - SEP 18, 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
LIVES JUST LIKE A SINGLE-FAMILY HOME ENJOY STORAGE, SPACE AND A DREAM KITCHEN FROM $649,900.
Concrete construction for a quieter, durable home
Air conditioning to live comfortably all year long
Generous balconies and patios extend your living space into the great outdoors
A two-bedroom + den home that feels extremely spacious
Engineered hardwood flooring for a gorgeous look from the ground up
The CresseyKitchenTM has an effortless flow, ample storage and high-end finishings
Enjoy an actual laundry room with a deep-basin wash sink and side-byside washer & dryer
Abundant in-home storage means a clutter-free living experience
beverleybycressey.com or 604-560-0075
Visit us Today.
This is not an offering for sale. Any such offering can only be made with a Disclosure Statement. E.&.OE.
1479 Vidal Street, White Rock Open daily 12-5pm (Except Fridays)
INSIDE MORTGAGES
Mortgage “Pre-approvals” MISCONCEPTIONS CAN LEAD TO A FALSE SENSE OF SECURITY! By Kris Grasty
2015 HAS BEEN a busy year for Realtors, mortgage brokers and home buyers alike, with record setting monthto-month closings. What many of us in the industry have seen with this shift into a Seller’s Market has been an increase in multiple offers and many prospective home buyers feeling the pressure to rush their bid or offer on their newlydesired prize. A buyer needs to consult a Mortgage Broker in advance of embarking down the purchasing path. It has always been
recommended that people find out what they can qualify for early so that they and their Realtors know a realistic price range but the term “pre-approval” is often used and misunderstood. A “pre-approval” in reality is a loose estimate of affordability done by banks and lenders; however it is seldom any more than a “rate hold”. A true pre-approval involves full review and underwriting of a buyers credit rating, income documents, accounting of all debts or liabilities and more.
Lenders are rarely doing a proper pre-approval these days, as there is much work involved and approximately 90 per cent of these files do not materialize. Files go hot and cold, then hot again, or it can simply take a client months to find the right home, causing some of the documentation to be stale-dated (requiring current documentation for review). Variables often arise as potential issues once a file goes live and a client enters into a purchase contract. One’s
It is absolutely essential to engage a with a Mortgage Broker early on to fully understand what you qualify for, the total closing costs of your potential purchase and to help bridge the gap between the rate-hold and approval process with a lender. employment can change, debt levels could be different as months go by, credit problems could be uncovered late in the process and the property itself can present its own unique set of issues. Lender guidelines and lending rules are constantly changing week in and week out, creating a moving target where a file could fit with a lender one month yet be denied by the same institution a month later. I am not trying to say that going through the process of a pre-approval is a waste of time. On the contrary — clients should be made aware that the term “pre-approval” is often misleading. In just five files last month, I have helped clients who thought they were pre-approved only to be denied by their lender at the last minute based on a credit concern or based on the property itself. I had dealt with two in particular where the clients’ bank was not lending on that particular condo development. For clients putting less than 20 per cent down, we add another element or potential challenge: the insurers. We have three mortgage default insurance companies in Canada; CMHC, Genworth and Canada Guarantee. A client was denied by their banks’ insurance company of choice based on property value and they were not approved.
They came to me and I found that in addition to one insurer undervaluing the property, the second insurer would not lend in this semi-remote area. The third insurer was willing to play ball along with a new lender and we got them across the finish line! As a mortgage broker working for you, I take this process many steps further. I request all of your documentation up front and we put an application together in advance. With all documentation in hand and a Credit Bureau review, we can identify any potential issues early and have them rectified prior to writing any offers. I stay in contact with you and identify lenders that will be a good fit based on both your current financial situation and the potential property types you are seeking out! We need to look at not just getting the approval here; a good Mortgage Broker will also help you plan for future financial moves, beyond this one file! Mortgage Brokers can achieve the same “rate-hold” as it should be referred to for you, lock your rate in for up to 120 days and even get lower rates should they be offered prior to closing. It is absolutely essential to engage a with a Mortgage Broker early on to fully understand what you qualify for, the total closing costs of your potential
purchase and to help bridge the gap between the rate-hold and approval process with a lender. It is equally important to know that these issues can and do arise placing a high importance on adding a “subject to financing” clause to your purchase contract. A pre-approval is not a guarantee and there is no substitute for working with a professional that can understand your needs and provide you with the best options for your unique situation!
Kris Grasty is a mortgage broker with Dominion Lending Centre’s Canadian Mortgage Experts and and a Finalist in the 2014 Canadian Mortgage Awards. Kris maintains a strong focus on educating clients on all options. For more information visit his website at www.krisgrasty.ca or reach him at kris@cmexp.com.
SEP 4 - SEP 18, 2015 NEW CONDO GUIDE 49
SOUTH SURREY/WHITE ROCK
50 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
SOUTH SURREY/WHITE ROCK
SEP 4 - SEP 18, 2015 NEW CONDO GUIDE 51
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
DE
ROYAL OAK AVE
RI
R
CB
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
AR
MAR IN
BURNABY
DR
M
QUEEN’S PARK
ST
S
8T
1
TH
MARIN E WA Y
E AV
H
FI
DR
SOUTHRIDGE DR
B3
M
E AV
BRAID ST
E AV
6T
H 0T
IF
MAR IN E
E AV
ST
H 8T
H 6T
A1 A2
H 8T
AN
A13
IMPERIAL ST
GR
PATTERSON AVE
1
E AV
RL
AL
RI
BE
PE
TH 10
M
IM
E AV
AY W
WA Y
H 6T
A AD
GS
ST
N CA
KI N
D ST
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
A13. SAXON
7569 6th Street 604-515-7119
B3. THE SAPPERTON AT BREWERY DISTRICT 285 Nelson's Court 604.525.3941
B4. RIVERSKY2
659 Columbia St 604.522.2583
BURNABY/NEW WESTMINSTER
SEP 4 - SEP 18, 2015 NEW CONDO GUIDE 53
FUNDAMENTALLY SPEAKING
How might foreign economic woes affect Canadian real estate? By Wayne Karl
T
he recent collapse of the Chinese stock market and subsequent economic woes may seem like a world away, but the effects are being felt globally – including here in Canada. What might it all mean for the Canadian housing market? It’s early days yet, and the assumption is that ongoing woes in China will hurt us. True, a troubled Chinese economy hurts Canadian shipments to that increasingly important export market, particularly from BC and Alberta. But when it comes to Canadian housing, there may actually be a benefit. It’s well known that Canada is a popular destination for Chinese real estate investors, and Canada Mortgage and Housing Corp. (CMHC) has said the number of foreign investors in Canada may be higher than documented – meaning there is continued strong interest in the Canadian housing market. “We know it is common for foreign nationals to invest in Canadian real estate,” Alyssa Richard, founder and CEO of ratehub.ca told New Home Guide. “Because Canada’s market is more stable than China’s, it has become common in large cities, especially Vancouver, for Chinese nationals to invest.” The economic downturn in China could affect Canadian real estate in a few ways, Richard says. “Because investment in China is uncertain at best, sometimes yielding only losses, Chinese investment in Canadian real estate could increase. “If these Chinese investments in Canada are short-term, however, that could cause significant corrections if
54 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
there is a collective divestment in the future when the Chinese economy turns around.” It is also possible, Richard says, that Chinese investment in the Canadian housing market will not see much change. “Chinese investors will not likely withdraw investments here right away, as there’s no real alternative back home to supplant their assets. Many investors will also be hurting back in China, not allowing them to further invest overseas. With no funds for new investments, the Canadian market could stay relatively level.” CMHC Deputy Chief Economist Jeffrey Harris told New Home Guide that it is “difficult to determine the effect foreign buyers may be having on the price of housing, as the available information on foreign buyers is largely anecdotal. Immigrant demand for housing should not be confused with sales to foreign residents.” CMHC’s October 2014 Rental Market Survey included questions on foreign ownership of Canadian condominiums. Specifically, property managers were asked to provide information on the total condominium apartment units owned by people whose permanent residence is outside of Canada.
“Foreign condominium investors represent just 1.7 per cent of owners across the eleven centres surveyed,” Harris says. “The CMAs with the highest percentage of foreign investment in condominiums are Toronto at 2.4 per cent, Vancouver at 2.3 per cent and Montreal at 1.5 per cent.” The CMAs with the smallest percentage of foreign investment in condominiums are Edmonton, Regina and Winnipeg, all at 0.1 per cent, followed by Calgary at 0.2 per cent and Saskatoon at 0.3 per cent. In theory, this could mean these markets are less exposed to risks associated with any divestment by foreign owners.
Wayne Karl is an award-winning writer and editor with experience in real estate and business. In Fundamentally Speaking, Wayne explores the basics – such as economic fundamentals – you need to examine when buying property. He can be reached at wayne.karl@ ypnexthome.ca or follow him on Twitter at Twitter.com/ WayneKarl
REGISTER N OW
A FA M I LY S T O R Y BY PORTE Thoughtfully crafted collection of 1, 2 and 3 bedroom condos.
1 BEDROOMS FROM $298,900 2 BEDROOMS FROM $389,900 3 BEDROOMS FROM $599,900 CO M I N G T H I S FA L L T O B R E N T W O O D R E G I S T E R N OW F O R E XC L U S I V E AC C E S S PORT E . C A / B R E N T W O O D
Pricing subject to change without notice This is not an offering for sale; sales can be made with a disclosure statement only, E&O.E.
DESIGNER ADVICE
Warm up to
FALL
By Yanic Simard
D
on’t you just love fall? The air feels cooler, the leaves are changing, and the kids are back in school! You start to notice the changes outside, which means its time to change up your look inside too! Layering Its that time of year where you begin to put layers and layers of clothing on, so why not “layer” your home décor as well? The more you layer, the fuller your home will feel, translating into how warm your place feels. Hardwood or laminate flooring can tend to feel cold, so we generally add an area rug to take away that feeling. Why not laying an area rug on
56 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
top of another rug? A cowhide on a five-by-seven-ft. or eightby-10-ft. rug can look stunning. Layer your bedding in your bedroom, add a throw on top of your duvet, double up on your pillows. You can add level upon level to almost any of your soft furnishings – just be careful not to over do it! Pillows Pillows are one of my personal favourite décor items because they’re so easy to change when you’re ready for something new. If you have a solid, neutral coloured sofa, (which I always like to recommend) you can have as much fun as you want in dressing it up- guilt-free! Experiment as much as you want
Let it shine The days are getting shorter and nightfall is creeping sooner. Make the “natural” light last longer with the beauty of candlelight- create ambience and a fresh scent throughout your home. Outdoor space Yes, you’ll be spending most of your time inside, but why not make your outdoor space comfortable too so you can enjoy time out there, at least until it gets too chilly to do so? Some of the most comfortable evenings occur at the beginning of this season, because the excessive heat and humidity have now dwindled away. The outdoors is so beautiful with the change of colour – take some time out of your day to take it in. Buy inexpensive cotton blankets and cushions for your patio furniture, and consider purchasing an outdoor rug. If you want the pleasure of being able to enjoy your outdoor space even longer, think about treating yourself an outdoor heater.
Make the “natural” light last longer with the beauty of candlelight - create ambience and a fresh scent throughout your home. with colour. Hot colours this fall include shades of gold, copper, deep purple and burgundy. The colder it gets outdoors, the more time you spend indoors- which means you’ll want to cosy up your sofa as much as possible! Tip: Cushions covered in velvet or chenille fabric are great for the fall and winter months.
Ready your fireplace Your fireplace has been collecting dust for about five or six months now, which means it’s that time of year to contact the professional who services it, to make sure it’s safe to light up for those frigid evenings. Don’t forget about getting your chimney swept, you want to be sure everything is in proper working order.
Yanic Simard is New Condo Guide’s design editor, principal designer of award-winning Toronto Interior Design Group (tidg.ca), and regular guest expert on City’s Cityline. Check out Yanic’s accessory line, Yanic Simard Selected, by visiting online at ysselected.com
SEP 4 - SEP 18, 2015 NEW CONDO GUIDE 57
KIN
GSW AY
RD
PRESENTATION CENTRE
ST
ROYAL OAK AVE
ESF O
MARLBOROUGH AVE
BER
NELSON AVE
WIL
LIN
GD
ON AVE
BURNABY/NEW WESTMINSTER
58 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
O
Y NL
30
HO
M
ES
RE
M
AI
N
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 CO LU MB IA ST
1 BEDS FROM $269,900
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.
HOME SWEET HOME
Canadians taking on more debt, but relax – it’s “good debt” By Lydia McNutt
A
Can Canadians handle their debt? Half of Canadians (49 per cent) said buying a home was a major contributor to their debt. Thirty-four per cent said it was the main factor. Indeed, home sales have been up across the country, with the Canadian Real Estate Association recently reporting a 3.4-per-cent increase in sales in July year-over-year, marking the second-highest July sales stat on record since 2009. Activity stood 12.6 per cent above the 10-year average for July. Today’s low interest rates have prompted many who have been sitting on the sidelines to jump into home ownership, while those who weren’t able to carry a mortgage at a higher rate can now do so with the hard-toresist rates offered by mortgage lenders today. And therein lies the potential problem. “Rapidly rising house prices in [Toronto and Vancouver] could encourage some households to take on larger mortgages than they can handle when interest rates rise,” Guatieri says.
bout 80 per cent of Canadians are carrying some kind of debt – and given today’s low lending rate environment, it’s not surprising that the amount of debt we’re taking on is on the rise. The results of the 2015 annual debt poll released recently by BMO and conducted by Pollara show Canadians owe on average $93,000 – up from $76,140 in 2014, and $72,045 in 2013. While this sounds like a hefty number, particularly compared to just two years ago, Sal Guatieri, senior economist at BMO Capital Markets, notes that it is “good debt” – investment debt that creates value. Topping the list were home purchases, home renovations and education expenses. “Given the angst about high debt burdens, it’s somewhat comforting to know that Canadians are generally accumulating good debt to finance investments in their homes and educations, as opposed to bad debt such as discretionary spending on vacations and entertainment,” says Guatieri.
Note he said “when,” not “if.” So, what can you do to insulate yourself from this looming threat? It comes down to common sense. Here are some tips: » Stress-test your mortgage against a higher rate. If you can’t afford an interest rate hike of two or three per cent, then decrease your homebuying budget. » Don’t spend the maximum you get approved for by your mortgage lender. This will be the top end of your budget. » Factor your other debts and lifestyle into your budget. You want to live in your house, not live for your house.
Biggest debt contributors by region National
ATL
QC
ON
MB/SK
AB
BC
Buying a house
49%
41%
55%
46%
45%
55%
51%
Buying a car
46%
52%
47%
49%
43%
37%
42%
SOURCE OF DEBT
Home renovations
33%
32%
35%
37%
23%
21%
31%
Education
32%
27%
31%
29%
22%
18%
32%
Vacation
28%
28%
27%
32%
17%
14%
33%
Health Care / Drugs
25%
24%
28%
26%
17%
17%
28%
Entertainment
22%
19%
24%
25%
15%
18%
20%
Home electronics
20%
18%
24%
25%
12%
11%
13%
Stocks/investments
15%
10%
16%
20%
8%
9%
13%
60 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
Lydia McNutt is an awardwinning writer and editor of New Condo Guide. Lydia’s love of architecture, interior design and the written word have landed her happily at home at Yellow Pages NextHome, where real estate rules. Email Lydia.McNutt@ ypnexthome.ca,and follow her on Twitter@LydiasTweets
NORTH ROAD SQUARE
PRESENTATION CENTRE
NORTHGATE VILLAGE
LOUGHEED TOWN CENTRE
NORTH RD
N
BARTLETT CRT
CAMERON ST
LV D KW AY B
UB TEA PLA
COAST MERIDIAN RD
RIDGE PARK
ET R
EE
WA Y
PA R
LVD
COQUITLAM | PORT COQUITLAM | PORT MOODY | PITT MEADOWS
NE
DR
Barnet Hwy
LINCOLN AVE
COQUITLAM CENTRE
DEWDNEY TRUN K RD PRAIRIE AVE LD
R
BRU
SY AVE
TE N ET
DAW ES
Lou
ghe
ed H
HN
ES
Lo
H IL LR
ug
B3
heed
SH
KI
NG
he
ed
SW AY AV E
Hw
DOMINION AVE
y
B2
Loug
AUSTIN AVE
MUNDY ST
A4
MARI NE R WAY
MUNDY PARK
A2
AUSTIN AVE
Hwy
AU G
B1
LINTON ST
A6
SMITH AVE
COMO LAKE PARK
OTTAWA ST
MA
ST
ER
COMO LAKE AVE GATENSBURY ST
AR
KE
A5 A3
BLUE MOUNTAIN ST
DEWDNEY TRUNK RD
DEWDNEY TRUNK RD
Lo
ug
D
COLONY FARM REGIONAL PARK
wy
ary
l Hil
he
ed
Hw
y
s as
MEADOW GARDENS GOLF COURSE
p By
M
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
62 NEW CONDO GUIDE SEP 4 - SEP 18, 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
V
VICTORIA 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
DR
203RD ST
TA IN
IA
S BONSON RD
ROCKY POINT PARK
UN
R TO IC
HARRIS RD
y
w H
SHORELINE PARK
DAV ID A VE
TOWN CENTRE PARK
CEDAR DR
MO
COAST MERIDIAN RD
D
R IT AG E
JOHNSON ST
et rn Ba
OR
HE
PI N
DAVID AVE IOC
R
start your search here. Whether you’re renting or buying, finding your next home has never been so easy.
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 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 604-515-7119 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 Coming Soon 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
HR LR
604.594.7473 Liveatmuse.com
From $189,000 Coming Soon
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 Call 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
604.971.3181 604.988.8800 604.983.9065 778.985.4676 604.929.8870 604.929.5746 604.988.8540
Coming Soon Call From $379,900 Call Call Call Call Call
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 Saxon 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)
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)
Delta Rise Muse 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
221 East 3rd x61 Anchor, The Atrium at the Pier Ave Boutique Res., The Capstone Cates Landing CentreView 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
SEP 4 - SEP 18, 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
Destiny 2 Cates Landing Heywood on the Park Local on Lonsdale Maplewood Place Maplewood North 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
MR LR/TH LR HR/LR/TH
C O N TAC T
PRICE
PROJECT
LR LR MR LR LR MR MR HR MR MR
604.929.1915 604.871.4126 604.985.0003 604.998.0219 604.971.5030 604.727.1594 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
From $259,900 Call Call Call Call From $378,900 From $244,900 Call Coming Soon Call Coming Soon Call 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
PITT MEADOWS
Cedar Downs Liv42 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
Penthouse (PH)
66 NEW CONDO GUIDE SEP 4 - SEP 18, 2015
Live Work (LW)
City Home (CH)
High Rise (HR)
TYPE
Opal at Richmond Centre Ora Orchid by Beedie Oxford Lane Parc Riviera Park Residences at Minoru Pier, The Pinnacle Living at Capstan Pinnacle Living Sorrento Quintet Riva River Green River Inlet Saffron Tempo
HR HR HR TH MR HR LR HR/MR/TH MR/HR 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 604.303.0148 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 Call Call Call Call Call Call Call Call
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 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 604.800.9255 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 $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
Aqua Elaho University Heights SURREY
3 Civic Plaza Ascend Balance Chroma Connect Esplanade at Waterstone G3 Residences Evolve Joy 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 Tate Downtown Trump International Hotel and Tower® Vancouver Vancouver House
LR HR HR HR LR HR LR 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 604.568.8283 604.568.7888 604.893.8958
Call From $349,900 Coming Soon Call Call Call From $269,900 Call Call 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 MR/TH
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 604.687.8800
Coming Soon Call Call Coming Soon From $528,800 Call Call From high $300’s From $499,900 Call From $367,400 Call Call Call Call Coming Soon Call
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 Empire at QE Park
Penthouse (PH)
Live Work (LW)
City Home (CH)
High Rise (HR)
TYPE
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
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 HR HR MR/TH
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 From $540,900 From $639,900 Call From $394,900 Call Call From $444,900 Call Call Call Call Call From high $300s Now Previewing Coming Soon Call From 2.5 million Coming Soon Call Call From $269,900 From $319,000 From $390,500 Call
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
SO
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INTRODUCING BRENTWOOD THREE.
MORE AM A ZING HOMES. SAME FUNDAMENTAL VALUES.
We sold out towers BRENTWOOD ONE & TWO! Now we’re bringing you BRENTWOOD THREE to continue giving homeowners unprecedented value in 8 AMAZING WAYS:
THE VISION:
A 28-acre master-plan with everything you need
SERVICE & S E C U R I T Y:
24 hours a day, everyday
T R A N S I T AT YOUR DOOR:
SHOPPING & DINING:
A RT S , C U LT U R E & E N T E RTA I N M E N T:
HOMES & AMENITIES:
ENDLESS VIEWS:
VERIFIED VA L U E :
Seamlessly integrated on-site and at your door
The best home design and over 20,000 sq.ft. of extras
250+ shops & restaurants downstairs
From every home in all directions
In the one-acre central event plaza
Get unprecedented long-term investment value
3 NEW SHOW HOMES PREVIEWING SEPT. 26TH – REGISTER TODAY
BRENTWOOD ONE SOLD OUT
BRENTWOOD TWO SOLD OUT
BRENTWOOD THREE PREVIEWING SEPT 26
WIL
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4567 LOUGHEED HIGHWAY, BURNABY (BRENTWOOD MALL). OPEN DAILY12-5PM THEAMAZINGBRENTWOOD.COM 604.563.8386 RENDERINGS ARE REPRESENTATIONAL ONLY. PRICES SUBJECT TO CHANGE WITHOUT NOTICE. THE DEVELOPER RESERVES THE RIGHT TO MAKE CHANGES TO THE INFORMATION CONTAINED HEREIN. THIS IS NOT AN OFFERING FOR SALE. E.&O.E.