BC New Homes Guide - Nov 28, 2014

Nov 28 - Dec 12, 2014 Volume 22 Issue 24

INSIDE THIS ISSUE

THE DECISION: TO BUY A NEW HOME OR RESALE?

ENERGY EFFICIENCY AND MARKET VALUES

DON’T EXPECT YOUR MOVER TO DO THESE THINGS

FREMONT INDIGO NEW DESIGN. NEW DETAILS

YORK

CAMBRIA

PHASE 2 RELEASED

LAST CHANCE

A BETTER HOME. From deliberating every detail and making the most of every inch to creating beautiful street appeal, our obsession with design is evident in each home we build. *Please ask us for details. E.&O.E.

FREMONT GREEN OWN FROM $659/MONTH*

FREMONT, PORT COQUITLAM 604.552.0319 WILLOUGHBY, LANGLEY 604.882.6758 CAMBIE + 50TH, VANCOUVER 604.325.2216 FREMONT, PORT COQUITLAM 604.468.0084

See the design-driven difference.

Visit a MOSAIC Home Store or

mosaichomes.com

NOW SELLING!

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 5

FREEHOLD MEANS FREEDOM

NOW SELLING COMING SOON

• Beautifully crafted 2200+ SF 4 bedroom rowhomes • Freehold ownership – no strata fees • Located in the desirable Grandview Heights neighbourhood • Over 130 shops and services 5 minutes away • Close to parks, beaches, nature trails, & golf courses

Tired of paying strata fees? Need more space? Hycroft may be exactly what you are looking for. Situated in South Surrey, these freehold, non-strata rowhomes give you all the advantages of a single-family home – including walkout patios, fenced yards, finished basements and a detached garage – all for the price of a townhome. This is a rare oppor tunity to live the dream without compromising your lifestyle or budget. Don’t miss out.

164 ST

$549,900

EO E

99

RG

N

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G

20 AVE

VD BL

16467 24 Avenue Surrey BC V3S 0C4

G

PRE-COMPLETION PRICING ON NOW, BUY BEFORE DECEMBER 31ST!

24 AVE

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HI

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PRICED FROM

604 541 2495 hycroftrowhomes.com Any prices exclude taxes. StreetSide Developments reserves the right to make modifi cations and changes to the building designs, specifi cations and features should they become necessary. Floor plans, elevations, room sizes and square footages are based on preliminary architectural drawings and may vary from the actual built home. E.&O.E.

6 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 7

How’s this for black + white? New townhomes in Burquitlam. Coming soon.

The Black+Whites on Foster Avenue are classic, light-filled

3 + 4 bedroom townhomes

three-storey townhomes in Burquitlam. These homes are sophisticated and tailored, and yet genuine, familiar and inviting.

PRICED FROM $500,000s

You get your own front door, your own yard, attached parking

blackandwhites.ca

and renowned Intracorp scrutiny of every last detail.

Don’t you wish all decisions in life could be so black+white?

This is not an offering for sale. Any such offering may only be made with a disclosure statement. Prices and sizes are approximate. E&OE. Sales and Marketing by Intracorp Realty Ltd. Intracorp Foster Avenue Limited Partnership Intracorp. Foster Avenue Limited Partnership

intracorp.ca

8 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

contents

NOVEMBER 28 - DECEMBER 12, 2014 || VOLUME 22 ISSUE 24

ON THE COVER

p. 16

special features 12 Editor’s Note 28 The Woods

Nov 28 - Dec 12, 2014 Volume 22 Issue 24

Surrounded by nature in South Surry

by Susan M. Boyce

THE HAMPTONS

columns

Higher luxury in South Surrey

20 Tips and Tricks

TD Canada Trust’s homebuying tips for couples

by Susan M Boyce

22 On the Move

The things your mover simply won’t do

INSIDE THIS ISSUE

THE DECISION: TO BUY A NEW HOME OR RESALE?

ENERGY EFFICIENCY AND MARKET VALUES

DON’T EXPECT YOUR MOVER TO DO THESE THINGS

by Chuck Resnick

PRESIDENT, WALL2WALL MEDIA

Jacqueline Hill

EDITOR-IN-CHIEF / DIRECTOR OF CONTENT

Susan Legge

DIRECTOR OF SALES, NATIONAL

Josh Heppner

SENIOR SALES MANAGER, WESTERN CANADA

Edwin Rizarri ART DIRECTOR

Megan Pike EDITORS

28 24 Designer Advice

Neutral territory doesn’t have to be boring

by Yanic Simard

34 Designer Advice

Living in a smaller space doesn’t mean sacrificing style or convenience

by Glen Poloso

40 Buyer Profile

56 Marketplace

Get the look in black and white

42 Tips and Tricks

Preparing yourself for the busy season What you need to know about your property line

by Wayne Karl

by Alyssa Richard

homebuyers’ help 18 On the Horizon

Checking out what’s hot and new in the Lower Mainland’s residential marketplace and beyond

80 Listing Directory

Complete listings of more than 250 new-home developments throughout Vancouver and the Lower Mainland

The future benefits of buying a PowerSmart home

48 Mind over Mortgage

by Jorge and Alisa Aragon

52 Inside Mortgages

Demystifying the Vancouver property market

by Kris Grasty

54 Industry Insider

Essentials that add value to your new home

by David Hirsh

Dave Bird 604.319.7102 Brenda Everitt 604.319.7103 Justin Salvador PRODUCTION MANAGER

Bala Gnanapandithan GRAPHIC DESIGNERS

Viosa Barileva PRODUCTION CO-ORDINATOR

Hannah Yarkony

CONTRIBUTING EDITORIAL WRITERS

Susan M Boyce Janine Mackie

Published By

by Susan M Boyce

46 Green Living

The pros and cons of buying new or buying a resale home

Yanic Simard

SALES COORDINATOR

Don’t overpay for your new home!

44 Fundamentally Speaking

DESIGN EDITOR

Thinking of selling your pre-sale home? Learn all about the Assignment Agreement.

72 Mortgage Advice

by Hellen Buttigeig

Lydia McNutt Neil Mangan Wayne Karl

MEDIA CONSULTANTS

by Henry Choo Chong

by Susan M Boyce

CONTRIBUTING EDITORS

by Sara Duck

60 Taxing Issues

Allison and Casey find space to breathe at Brixton

Stephanie MacDonald Diane Duf lot (on leave)

14 30 58 62 68 70

district maps

South Surrey/White Rock Surrey/Langley Richmond Maple Ridge/Pitt Meadows Tri-Cities Burnaby/New West

The Vancouver New Home Guide is a free publication published 25 times per year. Submit articles or advertising to Suite 102 - 4180 Lougheed Highway, Burnaby BC V5C 6A7 PHONE 604.519.6080 FAX 604.519.6088

newhomeguide.ca

COPYRIGHT 2014 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.

//EDITOR’S NOTE

Relax

You’re in charge of this process

W

hether you’re a first-time homebuyer of you’ve done this before, the process of purchasing and moving can be hectic, exciting and certainly stressful. But, relax. You can eliminate the anxiety associated with changing homes by taking control of the situation with confidence.

Understanding the market is just part of the story. Knowing what you need and what you can afford is the more important part of the equation.

Making a prudent purchasing decision that doesn’t keep you up at night

when interest rates rise or market news becomes the talk of the town is up to you.

Any expert will tell you that buying a home or condo is a longterm commitment. This issue is full of great tips from the experts as well as the latest news designed to help you make a wise purchasing decision.

Along with our Condo Profile features, which outline the specifics on the up-and-coming condo communities to watch out for, there’s lots to take in. So kick back, relax and enjoy. You’re in the driver’s seat.

SUSAN LEGGE

EDITOR-IN-CHIEF Wall2Wall Media Susan.Legge@wall2wallmedia.com Follow me on Twitter at Twitter.com/SusanLegge

Winter’s coming...

So get cozy in a brand-new home for the New Year

W

hile it’s still November, we’re busy thinking ahead to the holiday season and spending time with our friends and families. But just because you’re drinking rum and eggnog doesn’t mean you should put your homehunting on hold. Now is the perfect time to spend some time visiting some of the amazing show suites that are open all over Metro Vancouver.

You’ll likely avoid the crowds and have an opportunity to have an in-depth discussion with the sales and

STEPHANIE MACDONALD EDITOR Wall2Wall Media

Stephanie.Macdonald@wall2wallmedia.com Follow me on Twitter at Twitter.com/stephmacW2W

12 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

marketing associates who know more about the place than anyone.

You’ll also have an opportunity to see what the building and the neighbourhood have to offer in the winter, when being close to transit and shopping is more important than ever.

And while you’re getting your holiday shopping done, what could be a better present than a brand new condo?

Just kidding, sort of. Just think of how it would be to start of 2015 in your beautiful new home - an auspicious beginning to the new year, indeed!

Showhomes NOW OPEN

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 13

Serpentine Fen Nature Reserve

SOUTH SURREY / WHITE ROCK 40th Ave

99 11

12

Sunnyside Acres Urban Forest Park

24th Ave

152nd St

140th St

148th St

Y

128th St

W

2

Ma rine Dr

4

1

H GE OR GE

16th Ave

24th Ave

13

10

G KIN

16th Ave

26th Ave

24th Ave

South Surrey Athletic Park

20th Ave

5

160th St

Crescent Park

164th St

7

32nd Ave

6 8 9

16th Ave

184th St

Crescent Beach / Blackie Spit

176TH ST

99a

168th St

d nt R sce e r C

15 3

10th Ave 8th Ave

8th Av

SOUTH SURREY / WHITE ROCK 1.

CANADA The Estates 4. The Hamptons UNITED STATES OF AMERICA at Southwood 16437 23 Ave. 16780 22A Ave, 604-648-8065

2.

Royce 14855 Thrift Ave 604-538-8028

3.

Southbrooke 10th Ave. & 165th St. 604-805-2941

8.

604-723-4497

5.

Jacobsen 2687 158 St. 604-538-5591

6.

7.

Blu

15988 32 Ave. 604-782-5258

Belcroft 15977 26 Ave. 604-568-8830

9.

Hyde Park

15811-28th Ave 604-506-1852

The Heights 2845 156th St. 778-545-8737

10. Breeze #5 16223 - 23rd Ave. 604-582-1113

11. The Woods 32nd Ave. & 156A St. 604-538-8876

12. South Point Walk 29A Ave & 152 St 604-560-3238

13. Hycroft Rowhouse 16467 - 24th Ave. 604-541-2495

//COVER STORY

The Hamptons

HIGHER LUXURY » by SUSAN M BOYCE

You know what you want in a home, and what you want is quality, stylish luxury, and a great location. Well say hello to The Hamptons in the heart of South Surrey, a collection of duplexes and townhouses that’s amazing savvy buyers looking for all this plus freehold title to the place they call home.

EXCEPTIONAL HOMES

“Families love these homes, especially Elevate, our collection of 40 freehold duplexes,” says Rav Brar, marketing director with Legendary Developments. “It’s a terrific way to get onto the property ownership ladder. You actually own your own land, you don’t have to deal with a strata council, you have a real world backyard, and there are windows on three sides so inside it feels just like a single-family home — you just aren’t paying the same high price.”

As if on cue, a beaming young couple come down the stairway from the showhome’s upper floor. “I can’t believe what a great buy this is,” the man is saying enthusiastically. “All this crown moulding, the appliances, the hardwood flooring — I can’t wait to have hardwood on the main floor again. And how cool the basement’s already finished — finally, 16 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

I’ll get my man cave. And it’s almost $200,000 less than those places we saw down the street. It’s amazing.”

Rav just smiles. He’s seen the reaction many times before. “People like knowing they aren’t going to suddenly be faced with expensive upgrades to get the same level of finishings they see in our showhomes. In fact, the only upgrades we offer are a heat pump/air conditioning, a wet bar with sink and mini fridge in the rec room and a higher-end washer/dryer with steam cycle.”

DIVERSE COMMUNITY

And there’s more good news for homebuyers looking for an even more cost-effective alternative — Essence townhomes. “These homes provide all the superior finishes as the Elevate duplexes,” Rav says. “Plus you get exclusive membership in the Beach House — the community clubhouse with an entertainment lounge, a screening room where you can watch the latest blockbuster

with your friends, a fitness room and yoga studio to help you keep in shape, as well as a community garden.”

BUILDING BETTER HOMES

Never content to simply go with status quo, Rav stresses it’s a Legendary Developments mandate to continually search for ways to improve the homes they build. “We listen to our past buyers to find out what they love about their home and what we can do better in the next ones.

Those ideas and dreams are the basis of new standards — which is exactly how we came up with the massive backyards you’ll see at every Elevate duplex. Buyers told us they wanted a more functional, maintenance-free backyard, so since these homes are directly adjacent to a future City-owned park, we created huge, open patios made of 2x2 pavers, added a built-in gas outlet for the barbeque or heater and then surrounded them with cedars and boxwoods for privacy and extra greenery.”

ACTIVE LIFESTYLE

Always thinking about what it would be like if their own family lived there, the Legendary Developments team also came up with an innovative way to encourage kids of all ages who live at Essence to get outside and play. Space that could have been used for two additional units became, instead, a half basketball court.

“People always think ‘pool’ when it comes to amenities,” Rav notes. “But the reality is that pools are expensive and often don’t get used much. Basketball, on the other hand, is an incredibly social sport as well as being great for getting kids — and their parents — active and involved with their neighbours. I’ve seen many lifelong friendships that started with a spontaneous game of 21 or shooting hoops together.”

EXPERIENCE FOR YOURSELF

Elevate’s duplex homes at The Hamptons are now well underway with some ready for immediate move-in, meaning, yes, you could be settled in and ready in time to celebrate the holiday entertaining season. Plus, you can walk through the exact home you’ll be purchasing so you can plan just where your sofa, dining table, and artwork will look best.

If you’re looking for a townhome, better hurry because phase one at Essence is now sold out, phase two almost 60 per cent sold, and phase three now selling. So if you want to take advantage of this opportunity, head on over to 23rd Avenue and 164th Street in sunny South Surrey. Elevate’s remaining duplexes are priced from $649,800: remaining Essence townhomes from $399,800. The Hamptons’ discovery centre is open noon to 5 p.m. daily except Fridays. For more information about The Hamptons, visit legendaryliving.ca or call 604.723.4497.

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 17

//ON THE HORIZON

on the horizon Checking Out What’s Hot and New in the Lower Mainland’s Residential Marketplace and Beyond » by SUSAN M BOYCE

Tell us YOUR NEWS Got a new development you’d like us to feature in On the Horizon?

Drop me a note at onthehorizon@ wall2wallmedia.com, and we’ll do our best to get you in the next edition.

Rosemary Gate

SOUTH SURREY TOWNHOMES

Just 20 home ownership opportunities are available in this new addition to the popular South Surrey neighbourhood. Open-concept floor plans plus expansive backyards, fullsized apron parking, and a basement-level flex room that creates options like man cave, yoga space, home office or artist studio. A wide variety of upgrade and customization options mean even more ways to make your home a reflection of your personality and individual character.

Rosemary Gate is located at 3303 Rosemary Heights Crescent (33rd Avenue and 153rd Street). To book your personal viewing appointment, visit rosemarygate.ca or call 604.541.7400.

Hyde Park

SOUTH SURREY TOWNHOMES

A new addition is coming to the Grandview neighbourhood. This newest installment from Zenterra Developments, Hyde Park will be a master planned townhome community located just minutes from the diverse amenities of Morgan Crossing. Great proximity to transit, parks and schools too. Be sure to register early as this is an opportunity you won’t want to miss.

For more information visit hydeparkliving.ca or call 604.506.1852.

Hyde Canyon

LANGLEY SINGLE-FAMILY HOMES

Okay, this only looks like a test of your observational powers – we know you caught the difference between this and the previ18 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

ous entry. Hyde Canyon is a collection of 64 estate homes nestled in a secluded Langley neighbourhood. Information is sparse, but this is an opportunity worth checking out. What we know so far: quality homes close to trails, parks and outdoor activities.

For more information visit infinityproperties.ca or call the corporate offices at 604.532.6060.

The Bromley

VANCOUVER TOWNHOMES

Cool opportunity to purchase one of just three infill townhomes in Vancouver’s trendy Mount Pleasant neighbourhood. Classic architecture in an area that puts you close the amenities of Cambie Street Village, South Main, The Drive, the Olympic Village and even downtown Vancouver. Easy access to cycling lanes, Canada Line and transit. Located on a quiet, tree-lined and Wolf appliances.

The Bromley is located at 121 West 14th Street in Vancouver. For more information visit thebromley.ca or call 604.636.1926.

The Cliffs at Ledgestone Falls CHILLIWACK TOWNHOMES

Just minute from the freeway and Chilliwack’s growing urban amenities, The Cliff offers the maintenance free lifestyle of sophisticated townhomes in a spectacular natural setting near a diverse array of outdoor activities. Affordable and dynamic, these homes are brought to you by long standing Chilliwack builders The Kingma Brothers. Awesome views of the Falls Golf Course fairways the grandeur of Mount Cheam.

For more information visit kingmabrothers. com or call Scott Hrusik at 604.858.7179 or 800.830.7175.

SOUTH SURREY/WHITE ROCK

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 19

//TOP HOMEBUYING TIPS

Home-hunting tips FOR COUPLES

Many happy couples will admit they are an example of opposites attracting.

When these couples decide to buy a home together, their differences can certainly pose a challenge.

Buying a home is exciting but the process can also be stressful. It is the biggest purchase most people will ever make and there will almost certainly be some conflict when two people need to make such an important decision together.

Once a couple understands the househunting process, however, they can have informed discussions, come to compromises and ease some of the stress.

Farhaneh Haque, director of mortgage advice at TD Canada Trust, outlines the topics that every couple needs to discuss before they start home-hunting:

When these couples decide to buy a home together, their differences can certainly pose a challenge. » The skeletons in the closet: When a couple takes out a mortgage together, both of their credit ratings, incomes, and other factors are taken into account. If one person’s credit rating is less than ideal, it can affect their joint mortgage application and even the interest rate or type of mortgage they’ll qualify for together. Couples should have an open and honest discussion about finances to decide on their best course of action. » The expectations: Before they even look at a listing, couples should decide together on their price range based on what they can afford and what features they’re looking for in a home. The home-buying process may move quickly and both parties need to be ready to jump in with both feet when they start searching. » The mortgage: The decisions don’t end with choosing the right neighbourhood and home features. Deciding on the right mortgage is just as important as choosing the right home. Since a mortgage becomes as much a part of a couple’s life as their new home, it’s important that both are comfortable with the mortgage term, interest rate, repayment schedule and other features.

“Some sacrifices will have to be made to find the home and mortgage you will both be happy with,” says Haque. “Having the discussions and coming to these compromises before you’ve entered the pressure-cooker of the home-hunt will make a big difference and likely make the home-hunting journey a much more positive experience for you both.”

More information to help you prepare for the home-hunt is available online at tdcanadatrust.com

20 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

SOUTH SURREY/WHITE ROCK

2 & 3 BEDROOM TOWNHOMES STARTING FROM $329,000.

SAY HELLO TO GEORGE. A unique collection of 42 coastal inspired townhomes. Ranging from 1250 sq ft to 1650 sq ft, these 2 and 3 bedroom move -in -ready homes are loaded with impressive finishing details that are all included. Located in the heart of South Surrey, you’ll enjoy easy access to shopping, schools, recreation, and more.

Come in to see George for yourself! Our sales centre and showhome is open noon-5pm daily except Fridays.

hellogeorge.ca 604.571.6400 1708 KING GEORGE BLVD, SURREY BC THIS IS CURRENTLY NOT AN OFFERING FOR SALE E.&O.E. LIMITED TIME OFFER ON DECORATING BONUS. SEE SALES STAFF FOR DETAILS.

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 21

//MAKE YOUR MOVE

10 things

YOUR MOVER WON’T DO » by CHUCK RESNICK

CHUCK RESNICK is vice-president of marketing and operations, Two Men and a Truck Canada. twomenandatruck.ca

When you hire a moving company, it is important to understand what services the firm can and can’t do.

Here are 10 common issues that most movers won’t do and/or are forbidden to do by law: › Move hazardous materials, containers of fuel and gas-powered items that are not emptied of fuel. This is in accordance with Ontario’s Health and Safety Act and Hazard Materials Act. The law prohibits us from transporting these types of goods. › Move live plants. Many movers, including our company, have their own guidelines about this. Securing plants takes a level of special treatment that we are not prepared to offer. If customers need advice on how to move plants, we can help them find companies that are equipped to do so. In our experience, most customers move plants themselves. › Move animals. This takes special care, and movers are not willing to take responsibility for pets during a move. You are best to arrange for them to be somewhere else on moving day, and then ease them into their new surroundings yourself. › Move personal valuables. It makes sense that small valuables such as jewelry, stocks, bonds and cash are items you want to transport yourself. › Stop the clock because there is a change on your end. We get paid from the time we leave our facility until the time we return.

If you change the parameters of your contract or something unexpected happens on your end to cause a delay, the move continues on as planned but will likely extend longer than indicated in the estimate. › Move items larger than we have the ability to do. When we see items that are too big and bulky for us to handle, we will let you know.

Upright pianos, for example, are incredibly heavy and usually require heavy-duty dollies and a truck with a lift gate. We can definitely help you with any size of piano. Massive walls can also present challenges. We can help you find the right firm to move any specialty items, if required. › Provide insurance coverage for items of extraordinary value. Ontario’s Conditions of Carriage requires movers to insure items at least $0.60 per pound. If our coverage does not include antiques or works of art, we can arrange it through our insurer as long as these things are itemized up-front. Your homeowner insurance policy may also have a rider for goods in transit.

22 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

› Rearrange your furniture. Sometimes

people ask us to rearrange their furniture at their destination, which adds to the time estimated for your move. We are happy to provide you with this service, at a cost. › Install major appliances. We are neither plumbers nor electricians. If you require installation of your major appliances, arrange to have those professionals help you during your moving week. › Load pre-packed boxes and items into a U-Haul or storage pod. We do not do

“load only moves.” If someone else is driving the vehicle and the goods are not under our control, we can’t take responsibility for the condition of the goods at their final destination.

All of the above help ensure that your possessions arrive at the other end of the move in one piece, with the safety of you, your family and the movers in mind. That’s our job!

SOUTH SURREY/WHITE ROCK

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 23

//DESIGNER ADVICE

1

Neutral territory » by YANIC SIMARD » photos by ROBIN HILL

24 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

I recently had the pleasure of designing my own relaxing Miami retreat! With the mercury quickly going south in Canada, you can reap the rewards of some South Beach style with a perfect tone-on-tone interior. Here are some ideas for a total overhaul or a quick refreshing update.

1. PICTURE PERFECT PALETTE

Sometimes the best colour scheme is no colour at all! To capture the South Beach spirit and keep this space feeling open and fresh, I used a white-on-white palette based around Benjamin Moore’s #OC-65 Chantilly Lace, and then added pops of other neutrals for variety.

Tip For a more dramatic but still neutral look, harness the power of black and white with small accents such as the Glass Duo Tealight/Taper Candle Holder. $13.

Visit YSSelected.com

2. LIVELY LODGINGS

Speaking of cool tones, it’s important to add some warmth into a white-on-white space if you don’t want it to feel too chilly.

Th is is why this space primarily consists of warm woods and beige accents, over cooler grey tones, and comforting accents such as the sheepskin rug in the bedroom (and exposed storage for extra bedding).

2

Tip Faux fur and shearling is a huge trend — incorporating the Aspen Deluxe Faux Fur Th row gives a chic lodge look to any space. $132.

Visit YSSelected.com

3. TASTEFUL TEXTURE

A minimal palette puts the focus on texture, so it’s key to have contrast between soft and hard, smooth and rough, shiny and matte. The sleek glossy floors practically demanded a soft cowhide, but other furnishings use leather, ceramic and fabric upholstery (with mix-and-match pillows) for tons of tactile sensations.

Tip Sculptural accents such as the Carved Divot (pictured right) vase adds a rich punch of texture to a counter or shelf.

Visit YSSelected.com

3

4. TRIED AND TRUE

Taking the texture even further is the combination of wood and metal. Blended with white, they form a timeless trio. Balancing all three in roughly equal proportions helps the galley kitchen look coordinated despite combining so many materials – and each is picked up again throughout the space for a harmonious vibe.

Tip Don’t be afraid of mixed metals, especially in a neutral space. A piece such as the Talis Hammered Gold Platter plays well next to cool silver tones. $70.

Visit YSSelected.com

5. CRYSTAL CLEAR

4

Don’t be afraid of mixed metals, especially in a neutral space

Finally, to keep the space feeling open, I balanced some of the heavier items with light touches, such as the clear acrylic nesting tables and transparent ghost chairs. Beachy seaglass vases finished off the look for a perfect retreat in paradise!

Tip These Cut Crystal Decorative Knobs are an easy switch-out for an airy accent in any home. $22 for two.

Visit YSSelected.com

YANIC SIMARD

5

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

//PROJECT PROFILE

The Woods

SURROUNDED BY NATURE » by SUSAN M BOYCE It’s hip, fun, and definitely not your average townhome community. Brought to you by Gramercy, The Woods in South Surrey asserts its unique ambiance before you’ve even arrived at the presentation centre and display home.

A bridge over the creek and a winding roadway through soaring old-growth trees welcome you to classic East Coast architecture with West Coast overtones.

Okay, now I have your attention, here come the details.

STYLED FOR EASY LIVING

My first impression is one of space and sunshine — The Woods’s display home simply feels wider than average.

Perfect for people who love to entertain, the kitchen is centrally located on the main living level so there’s a natural sense of flow. There’s a huge, industrial-chic sink plus one of the pantry walls I’ve long wanted in my own home — lots of storage in other words.

The living room is cleverly decked out with his’n’hers computer desks, but it would be a snap to tuck the sofa up beside them and presto — you’ve just expanded your entertaining space.

28 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

I head upstairs admiring the way my toes sink into this level’s thick, plush carpeting. In the master, there’s a sign on the bed: this is king-sized and look at all the extra room you’ve got. Good thing it’s there, because there’s so much space for the night tables and armchair that I thought it was a queen.

Finally, I make my way up another set of stairs to the feature I’m most excited to see — the rooftop deck. Someone has thoughtfully provided a pair of yellow Crocs for me to slip on as I step outside. I hear myself give a sigh of sheer appreciation as I breath in the fresh air that’s only found when you’re surrounded by trees. At one end, I spot comfy looking outdoor lounge furniture grouped around a lineal fire pit. At the other end, the designers have added a whimsical strip of “lawn” dining table set for four — just where you’d find me enjoying an al fresco barbequed dinner.

Perfect for people who love to entertain, the kitchen is centrally located on the main living level.

And here’s one final piece of good news for all you folks who run a home office. Every home at The Woods includes a spacious, private flex-room with it’s own entry on the lower level. Check it out behind the door marked “Wordshop” and then let your imagination loose — man cave, wine cellar, yoga room, guest suite…

SEE FOR YOURSELF

The Woods presentation centre and display home are open noon to 5 p.m. daily except Fridays at 15588 – 32nd Ave. (at 156A St.) in South Surrey.

Prices on the three-bedroom homes in this final phase start at $399,900.

For more information visit gramercy.ca/thewoods or call 604.538.8876.

IF YOU COME OUT TO THE WOODS TODAY, YOU’RE IN FOR A BIG SURPRISE! 3 Bedroom homes in South Surrey with studio space and Rooftop Patios starting from the low $400’s OVER 80% SOLD - HURRY IN!

32ND AVE & 156TH ST 604.538.8876 GRAMERCY.CA/THEWOODS

116th Ave

SURREY / LANGLEY

d rR no ve os r G

112nd Ave

104th Ave

Tynehead Regional Park

Golden Ears Bridge

96th Ave

88th Ave

88th Ave

A9

A17 B9

99a

64th Ave Watershed Park

58TH AVE

A11

176TH ST

72nd Ave

A20

A1

A8 A12

56TH AVE

56TH AVE

B3

G

GEORGE B LVD

Serpentine Fen Nature Reserve

Gra de Rd

A7. Brixton

A13. Eton

A19. One 44

A8. Uptown Clayton Village

A14. Highlands at Sullivan Ridge

A20. Teo

A3. Ashbury Hill

A9. The Rockwoods

A15. One 92

A4. Panorama Station

A10. Fusion

A16. Panorama Woods

A5. Clayton Heights

A11. Redwood

A17. Silverwood

A1. The Grove 68th Ave. & 194 St. 604-533-6968

A2. Dawson + Sawyer Fleetwood Mac 15152 91st Ave 604-498-3811 14833 - 61st Ave. 604-953-1211 5957 152nd 604-372-2275

7310 - 191B Street 604-723-4497

A6. Madison

14356 63A Ave. 604-543-6262

14433 60 Ave 99 604-503-0488

19525 73rd Ave. 778-574-0146

16241 - 84th Ave 604-503-1188 13886 62Ave 778-578-9779

6929 142 St 604-503-6929

A12. Sun 72

195th & 72nd Ave. 604-575-8806

B1 10

LANGLEY BYPAS S

60th Ave

KI N

10

B5

B7

B6

A15

64th Ave

A13 A3 A6 A18 A10 A1961A A14 A7 A16 A4

B2

RD

72nd Ave

B4 208th St

A5

B8

200th St

192nd St

188th St

168th St

160th St

144th St

152nd St

80th Ave

128th St

120th St

112th St

80th Ave

232rd St

1a

G LO VE R

Bear Creek Park

SURREY

96 th Av e

216th St

FR AS A2 ER HW Y

14888 - 62nd Ave. 604-953-0833

6085 - 146 St. 778-565-7768

6685 192nd St. 604-576-1772

6123 138th Street 778-593-9954

84th Ave. & 164th St. 604-953-0288

A18. Blackberry Walk 14271 60th Ave. 604-501-6119

5888 144 Street 604-503-6402 13864 Highland Rd 604-288-8981

LANGLEY

FRA SER HW Y

48th Ave

B4.

York 40th Ave

84th Ave & 207A St 604-533-1415

B5. Keaton

7686 209 Street 604-882-3733

B6. Summerhill

19938 70 Ave 604-418-7072

B1. Serenity

B7. Arcadia

B2. Exchange

B8. Evergreen at Yorkson

B3. Marquee

B9. Parkside

21017 76th Avenue 604.371.1538 7822 209th St. 604-535-8587

208 St & 77A Ave 604-513-9090

84 Ave & 206 St

19752 55A Ave. 604-427-3550

NOW SELLING! VISIT US TODAY

14271 - 60TH AVENUE, SURREY

30 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

20597 84th Ave 604-648-9428

240th St

Green Timbers Urban Forest Park

96th Ave

Gl ov er Rd

SF ras er

104th Ave

216th St

Wa y

12 0th

St

108th Ave

SURREY/LANGLEY

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 31

SURREY/LANGLEY

F NOINA W LP SE HA LL SE IN G 2014 GEORGIE AWARD FINALIST Best Townhome Development Best New Townhome Kitchen Residential Community of the Year

3 & 4 BEDROOM TOWNHOMES PRICED FROM THE LOW 500’s

jacobsenLiving.com

Sales Centre #1 - 2687 158th St South Surrey

Open 12 - 5pm daily (except Fridays)

Contact us 604.538.5591

152nd ST

32nd AVE

GE

OR

GE

26th AVE

VD BL

24th AVE

Prices quoted exclude taxes and are subject to change without notice.

E.&O.E. Sales and Marketing by Fifth Avenue Real Estate Marketing Ltd.

32 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

160th ST

NG

KI

158th ST

28th AVE

//DESIGNER ADVICE

Live stylishly IN A SMALL SPACE

» by PELOSO ALEXANDER DESIGN » photos by ARNAL PHOTOGRAPHY

34 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

Living in a small space is certainly not a sentence to live without style or colour. You need to be judicious in your choices to make sure you end up with a space that functions well and still has style and design savvy.

In this particular space, we started with just 450 sq. ft. that presented like a square box divided into two rooms. The finished product is very different. As this client will tell you, that is the advantage of working with a design firm. Occasionally, you will hear someone say that a small space doesn’t warrant professional help, but we would argue that you never needed it more than when every square inch counts.

We started in the living room and built in cabinets, to house the television and add a fireplace. The ethanol fireplace is suited to condo spaces and provides a focus for the room, along with

Generally in a smaller space, you want to select just one accent colour ambience and heat in the winter months. The mouldings were added for detail and to add an element of class to an otherwise square box. The fireplace and television provide grounding to the room, around which the furniture can be placed. Generally in a smaller space, you want to select just one accent colour, and potentially a subordinate of that colour.

This keeps the space interesting without the complexity of multiple colours. This space is generally tones of grey for its major pieces but the carpet and the cushions in the strong chartreuse green provides ample colour. Blue paired with green undertones complement the accent colour with depth and layers to the decor.

The kitchen was recreated with cabinets in off-white, with appliances hidden under cabinetry to provide the open concept space with as few interruptions as possible. The hidden appliances imply that they could be cupboards suited to the living space, and thus allows the kitchen to esthetically borrow from the living room and vice versa. Affectively, both rooms seem larger as they visually overlap. The details of the cabinets were added to the existing door of the condo, to offer an old world rich feel. Simple mouldings were applied to the flat panel entrance door, bedroom and bathroom doors. The sink with its wall-mounted faucet solved the plumbing location issue, while concealing the sink’s function, well enough, so as not to command too much attention. We created a glass whiteboard above the sink for hand written notes or any personal touches the homeowner would like to add. The green accents are also repeated into this room for cohesion.

In the bedroom, we wanted to create simple tranquility. The grey colour continues into this space and the pop of colour is found in the bedding and closet. We opted to leave the closet exposed to the room because it allowed us to provide the added function of the desk. We knew that the homeowner was fastidious enough to keep the clothes looking pristine and colour blocked so it would always be NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 35

visually appealing. The adjoining bathroom of the condo received an upgrade with a vanity, tower and lighting overhaul. These custommade elements provided additional storage, making them worth the added cost.

A new mirror and side lighting provided that “hotel” bathroom feel and the simple white clean towels support the look.

This space that we called a “boring box” ended up as a classic well appointed home, perfect for our client. No one would say it lacked style or colour, and we achieved it all in just 450 sq. ft.

36 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

GLEN PELOSO & JAMIE ALEXANDER

Glen Peloso and Jamie Alexander are principal designers of Peloso Alexander.

Both have extensive experience in commercial, hospitality and residential design and bring a combined 35 years of experience to every client space. They create environments that merge their clients lifestyle, personality and architecture.

Visit pelosoalexander.com

SURREY/LANGLEY

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 37

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

TO ADVERTISE CALL 604.519.6080 Nov 28 - Dec 12, 2014 Volume 22 Issue 24

INSIDE THIS ISSUE

THE DECISION: TO BUY A NEW HOME OR RESALE?

Nov 28 - Dec 12, 2014 Volume 04 Issue 24

ENERGY EFFICIENCY AND MARKET VALUES

DON’T EXPECT YOUR MOVER TO DO THESE THINGS

INSIDE THIS ISSUE

THE ONGOING SAGA OF NORTHEAST FALSE CREEK

VISIT OUR E NEW HONOLINM E

WALKSCORE: WHAT DOES IT MEAN FOR YOU?

FREE METRO VANCOUVER EDITION

November 21, 2014 Volume 22 Issue 12

Metro Vancouver Edition

DEMYSTIFYING OUR LOCAL HOME MARKET

www.homedecorandrenovations.com

RentersGuide.ca

SEPTEMBER-OCTOBER 2014 VOLUME 13 ISSUE 5

VIEW US ON ANY DEVICE

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SURREY/LANGLEY

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 39

//BUYER PROFILE

Allison and Casey at Brixton FEELS LIKE HOME » by SUSAN M BOYCE When Allison and Casey walked into the showhome at Brixton one thing immediately came to mind. It felt like a real home.

“We’d been looking for about three months but we’d assumed we’d only be able to afford a condo,” Allison admits. It was their realtor who suggested it would be worth at least checking out the Brixton showhomes, and looking back, the couple agree they couldn’t have received better advice.

STYLISH LIVING

“Having our own front door and a garage was really important to me,” Casey says. “The hallways and elevators in condo buildings always make me feel like I’m living in a hotel. This is a home not a hotel — it’s a place we’ll be able to stay in for quite a while.”

The extra-long centre island that’s one of Brixton’s standard features was also a positive. “Casey’s definitely the cook in our family,” Allison says with a good natured shrug. “But I’m learning.

And in the meantime, it’s great for when we’re entertaining or even just for me when I’m doing paperwork.”

She’s also a huge fan of the main floor powder room — a feature didn’t often see. “Plus we’ve not only got a bigger floor plan, but because we bought an end unit, we have windows on three sides. And we look out over a protected green space — so we don’t really see any of our neighbours’ yards.”

Having our own front door and a garage was really important to me. This is a place we’ll be able to stay in for quite a while. — Casey 40 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

SETTLING IN

Move-in day was intense. “We got the keys at 10:00 am on Wednesday, moved everything in that afternoon, and then I had to leave early the following morning for a week in Alberta on business,” Casey says.

“We didn’t really have time to celebrate, and Allison had to do most of the unpacking.”

But Allison made sure to make up for it several weeks later. “Casey loves to barbeque, so I’d bought him a really good one and threw a surprise party with a bunch of our friends.” Her smile leaves no doubt that this was just the first of many successful parties to come.

“We’re so stoked about this home and the location,” Casey says. “We’ve got Costco and Superstore right up the road, there’s easy access to all the major highways, and there are all kinds of interesting walks like Burns Bog and Campbell Valley Park nearby.” He grins. “We don’t have a dog right now, but we’re looking forward to it in the future when our lifestyle is a little more predictable.”

Brixton is located at 144th St. and 60th Ave. in Surrey. For more information visit brixtontownhomes.com or call 604.503.0488.

SURREY/LANGLEY

COME HOME FOR THE HOLIDAYS FROM $299,900* INCL. NET GST.

2 & 3 BEDROOM TOWNHOMES. Is Brixton the right choice for you?

Royale Properties is an award-winning builder focused on delivering a customer service approach that gives homeowners peace of mind.

• • • • • • • •

Eye-catching colonial architecture with brick accents.

Quiet location along a protected greenbelt.

Walking distance to schools.

Thoughtful floorplan layouts.

Private spacious fenced in backyards.

Access to the Brix House.

Low monthly strata fees.

Quality finishings included in the purchase price.

Visit Brixton today and see for yourself if it’s the right fit.

14433 60 Ave., Surrey. Open Daily 12PM - 5PM (Except Fridays)

Call for current availability. 604 503 0488

BrixtonTownhomes.com Prices and incentives are subject to change or be withdrawn without prior notice. Sizes are approximate. E.&O.E. Sales and Marketing by Fifth Avenue Real Estate Marketing Ltd. fifthave.ca

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 41

//QUICK TIPS

Preparing for the busy season » by HELLEN BUTTIGIEG

HELLEN BUTTIGIEG

Hellen Buttigieg, CPO, is a Certified Professional Organizer, life coach, TV host and owner of We Organize U. Visit her website, weorganizeu.com, for a free e-Book on how to find more time, energy and inner peace.

Contact Hellen at info@weorganizeu.com

There are many time-consuming activities we do, despite the fact that we don’t enjoy doing them. Could our time possibly be better spent? Is it possible to unburden yourself by improving your methods or delegating some tasks? If it’s a choice between kids and cleaning or sleep versus cooking, why not call in a cleaner or a caterer if it fits into your budget? As the holiday season approaches, try these tips and see if you enjoy this time of year just a little more with a little less on the agenda.

feeling bored, let the initial discomfort pass – on the other side of boredom you’ll find peace and tranquility.

Remember, we are human beings not human doings, so we need and deserve to spend some time just “being” – guilt-free.

AVOID MALL MADNESS

With fall in full swing, many of us begin to take on more and more responsibility and, before we know it, our plate is not only full, it’s overflowing. Before getting to the point of exhaustion and resentment that often comes from doing too much for too many, make a conscious choice to put your needs ahead of the needs of others. Give yourself just a little more breathing room than you think you need. When you make your needs a priority, you’ll not only feel happier, you’ll also be more fun to be around.

Do you get stressed when shopping for gifts at the mall? Do those long line-ups and limited parking spots dampen your holiday spirit?

There’s still lots of time to shop online and have your items delivered in time for the holidays. Many retailers offer free shipping or other incentives at this time of year. Another option is to hire a personal shopper. Some major department stores actually offer this service at no cost, so ask!

HELP FOR THE HOST

Hosting a holiday soiree this year? Don’t be a superhero – accept help from others. Make it a potluck. People feel better when they can contribute, and it makes the meal more interesting. While you’re at it, put your kids to work during the event. They can take coats as guests arrive, freshen up the appetizer plates and load the dishwasher. They’ll be learning valuable skills and you’ll be a more relaxed and joyful host.

ASK AND YOU SHALL RECEIVE

As the popular Rolling Stones song goes, “You can’t always get what you want, but if you try sometimes you might find you get what you need.” The part they left out of the lyrics is “...if you only ask.” Few people ask for what they need. We expect that those around us will just know, and that if they really care about us, we shouldn’t have to ask. However, most people aren’t mind readers. As an experiment, just for one week, find the courage to speak up and make a direct request – and don’t be surprised if you get both what you need and what you want!

FREE YOURSELF

Challenge yourself to spend one weekend a month without doing chores. If you plan in advance, and use the time during the week effectively, it can be done. In fact, it may even motivate you to boost your productivity level during the week substantially. Use the time to just relax, unwind and putter around the house. If you find you’re 42 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

OVERSCHEDULED AGAIN?

HOW TO BE HAPPIER NOW

Most of us have heard the saying, “don’t sweat the small stuff.” It’s great advice for keeping stress under control.

I also invite you to “appreciate the small stuff.” We often think it’s the big things that will make us happy – the house, the fancy car, the great promotion – but those come few and far between. Why put off your happiness until then? Instead, you can find little pleasures to enjoy every single day: A freshly cut flower on your bedside table, a candle in your favorite scent, a visit from a cardinal in your backyard. It’s pretty simple – pay attention to the little things that make you happy, and you’ll see more of them.

//FUNDAMENTALLY SPEAKING

Why you should always check your property boundary » by WAYNE KARL

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@wall2wallmedia.com

or follow him on Twitter at Twitter.com/WayneKarl

Have you bought, or are considering buying, a new home and want to build a fence, shed or deck or otherwise spruce up your residence? Here’s why you might want to check your property boundary fi rst.

A recent analysis conducted by Krcmar Surveyors Ltd. showed that about half of residential properties in large metropolitan areas in Canada have boundary discrepancies with significant potential to cause disputes between neighbours.

Horror stories of feuding neighbours, litigation nightmares and tens of thousands of dollars in legal costs are not just the stuff of Hollywood movies – it really does happen.

And yes, even with new homes.

Sometimes, it’s just difficult to tell where one property ends and another begins. “It’s not as easy as one would think, in a muddy construction zone with no fences and rudimentary driveways, curbs and roads to delineate land parcels,” says Sasa Krcmar, executive director of Krcmar Surveyors Ltd., whose company has helped launch protectyourboundaries.ca, a site designed to help homeowners prevent and resolve property boundary issues.

Although legal iron bars are set to mark out each lot prior to construction, they often get knocked out, moved or buried during the building phase.

“Many homeowners naturally, and incorrectly, assume that the wooden stakes that dot the perimeter of their property represent the boundary, and use them as a guide to start planting a hedge or put up a fence,” Krcmar told New Home Guide.

“However, these wooden stakes are

44 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

generally used for site grading. And while they are likely located near the property line, they can’t be relied upon to determine the legal boundary.”

Here, then, are a few tips for new-home owners to avoid property boundary issues.

GET THE SURVEYORS REAL PROPERTY REPORT:

Your property boundary will be recorded in the Surveyors Real Property Report (SRPR) that is performed after the foundation walls are poured (approximately a foot above grade) and the soil is backfi lled around the home. The SRPR is your official documentation of your building location and the property boundary lines. Builders typically provide this plan when you close the deal. Be sure you receive a copy and keep it in a safe place for future reference.

MARK THE FOUR BOUNDARY CORNERS OF YOUR PROPERTY: Ask the builder to have the surveyor mark the

four boundary corners of your property with iron survey bars as a condition of closing. Even if the builder charges a nominal fee for this service, it is a cost-effective practice that will allow you to add structures and landscaping with confidence and peace of mind in years to come.

PROTECT THE IRON SURVEY BARS THAT DEFINE YOUR PROPERTY: Protect the iron survey bars that define

the corners of the property. They are legal monuments that provide the most important evidence of your property boundaries. Don’t remove or move them, or allow others to.

BE A GOOD NEIGHBOUR: Be a good neighbour, while at the same time ensuring that your neighbours don’t establish a pattern of using part of your property for their routine activities.

AND, IF ALL ELSE FAILS: Visit protectyourboundaries.ca, where, for a cost that varies depending on the surveyor (usually $200 to $300), homeowners can find their exact property boundaries.

SURREY/LANGLEY

80 AVE 200 ST

192 ST

176 ST

19525 73rd avenue

73 AVE 195 ST

72 AVE

Presentation Center Open Daily 12-5PM (Except Fridays)

WEST REAL ESTATE SERVICES This is not an offering for sale. Any such offering must be made with a disclosure statement. Prices are subject to change. E.&.O.E.

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 45

//ENERGY SAVING ADVICE

Eliminate buyer’s remorse WHEN PURCHASING A NEW HOME

For years you reduced your expenses, saved your pennies, and now you have finally saved up enough to purchase a shiny, brand new home - sparkling new appliances, funky spa bathroom, entertaining media room – and the list goes on.

Excitement mounts as you begin house hunting. As you narrow down your search criteria you realize that there are so many decisions to make – neighbourhood, features, size, layout, etc.

In order to make the search process simpler, many BC homebuyers are making the decision that their new home must be Power Smart. Power Smart new homes use approximately 20 per cent less energy than standard homes on the market, resulting in lower energy bills. They are also healthier and more comfortable to live in, and they have less of an impact on the environment. The decision to buy a Power Smart new home reduces a lot of the anxiety that comes along with making a large purchase, both before and after the transaction is complete.

With approximately 20 per cent of new homes built in BC now being Power Smart new homes, there are a lot more options for homebuyers looking for an energy efficient home.

Power Smart homes have an EnerGuide rating of 80 or higher, out of 100, which indicates that they have extra insulation, and better heating, appliance and lighting systems. Certified Energy Advisors analyze building plans and complete tests to confirm the air tightness of the home. The final EnerGuide rating on a Power Smart home ensures that the house is energy efficient compared to many other homes.

Energy efficient features of a Power Smart new home include ENERGY STAR

labeled bathroom fans that uses half the energy of a regular fan, or heat recovery ventilators that circulate fresh air throughout the house. These features create a healthier environment by reducing mould and pollutants, and improve the air quality.

ENERGY STAR labeled windows reduce the amount of heat that can escape from a home, and also creates a more comfortable home by keeping out cold air during the winter months, and hot air during the summer. ENERGY STAR labeled refrigerators are 20 per cent more energy efficient than standard models, and ENERGY STAR labeled clothes washers reduce overall energy usage by up to 50 per cent. Dishwashers that are ENERGY STAR labeled can save up to 20 per cent on water heating costs.

Another reason to purchase a Power Smart new home is that buyers may be eligible for a 10 per cent refund on their mortgage loan insurance premium from the Canada Mortgage and Housing Corporation (CMHC).

When purchasing a new home, buyer’s remorse is common, yet avoidable. Power Smart new homes ensure that you will be living in a home that saves money year after year on energy bills, is comfortable and healthy to live in, and leaves a smaller environmental footprint.

Visit https://www.bchydro.com/ powersmart/business/programs/newhome/developments.html for a list of Power Smart new homes and developments in your area.

46 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

Y, AIN R R EM HU 0 R 2 Y L ON

!

FEELING CONFINED IN YOUR CURRENT HOME? WHY NOT SPREAD OUT A LITTLE? Our spacious townhomes range from 1463 – 1706 sq.ft. and include amazing finishings and features that will make you feel like you are in a single-family home.

Don’t miss out on this scarce offering. Priced from $334,900* homes are selling fast.

ONLY ONE REMAINS FROM $334,900*

liveatcanvas.com PRESENTATION CENTRE & 3 DISPLAY HOMES OPEN DAILY 12PM - 5PM, CLOSED FRIDAYS 604.598.8873 l 6350 142 STREET, SURREY

gourmet kitchens

extra space

Prices are subject to change or be withdrawn without notice. Sizes are approximate. E.&O.E. Sales and Marketing by Fifth Avenue Real Estate Marketing Ltd. fifthave.ca

//MIND OVER MORTGAGE

Options for your new home

TIPS ON FINDING THE BEST HOME FOR YOU, YOUR LIFESTYLE, AND BUDGET » by JORGE & ALISA ARAGON

JORGE & ALISA ARAGON

are Mortgage Experts with Dominion Lending Centres Mountain View. They are active members of the Greater Vancouver Home Builders Association. Jorge & Alisa focus on the overall needs and plans of their clients and then find the best mortgage to suit their needs.

For more information visit YourMortgageSolutionsGroup.ca or contact them at aaragon@dominionlending.ca.

Before you begin searching for a home, it is always helpful to think about your needs both now and in the future.

The following are some things to consider when you are deciding which type of home to buy: » Location. Do you want to live in the hustle and bustle of a downtown core where you can walk everywhere, in a quieter community that amenities are further away, or in the outskirts?

How long will your work commute be? Where will your children attend school and how will they get there? Are you close to amenities? » Size requirements. Do you need several bedrooms, more than one bathroom, space for a home office, a two-car garage? » Special features. Do you want air conditioning, storage space, a fireplace, a fitness room, party room, a swimming pool? Do you have family members with special needs? Do you want special features to save energy, enhance indoor air quality and reduce environmental impact? » Lifestyles and stages. Do you plan to have children? Do you have teenagers who will be moving away soon? Are you close to retirement? Will you need a home that can accommodate different stages of life?

NEW VERSUS RESALE HOMES

When thinking about your ideal home, the first thing you should consider is whether you want a resale (a previously owned home) or a new home. Here are some characteristics that may help you decide: New Home: » Modern design. A new home has an up-to-date design that takes into account the latest trends, materials and features. » Personalized choices. You may be able to upgrade or choose certain items such as flooring or cabinets. » Up-to-date with the latest codes/standards. The latest building codes, electrical and energy-efficiency standards will be applied. » Maintenance costs. Maintenance costs will be lower because everything is new and many items are covered by a warranty. You should still set aside money every year for future maintenance costs. » Builder warranty. This is a warranty that may be provided by the builder of the home. Be sure to check all the conditions of the warranty. A homebuilder’s warranty can be important if a major system such as plumbing or heating breaks down.

48 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

» Neighbourhood amenities. Schools, shopping malls and other services may not be complete for years. » GST. You will have to pay the GST when you purchase a newly constructed or substantially renovated home. » Extra costs. You may have to pay extra if you want to add finishes such as a fireplace, hardwood flooring or finish the basement. Make sure you know exactly what’s included in the price of your home.

Resale Home: » You can see what you are buying. Easy access to services. Probably established in a neighbourhood with schools, shopping malls and other services. » Additional extras already included.

Previously owned homes may have extras like fireplaces, extra parking stall, storage locker, finished basements or window coverings. Landscaping is usually complete and fencing already installed. » No GST. You don’t have to pay the GST unless the house has been substantially renovated, and then the taxes are applied as if it were a new house. » Possible redecorating and renovations.

You may need to redecorate, renovate or do major repairs such as replacing the roof, windows and doors.

Talk to a Mortgage Expert before you start your home search so we can help you answer any questions you have about the home buying process and help you get you pre-approved so you are able to find a home that suites your needs.

SURREY/LANGLEY

N

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 49

SURREY/LANGLEY

4

HOMES REMAIN!

MOVE IN TODAY!

319,900

Come Experience the Difference of Summerhill! ›› ›› ›› ››

2 storey, side by side double garage homes Solid maple wood, soft close cabinets Quartz counters, Crown Moulding & 9’ ceilings Only 11 homes in a quaint community of Willoughby Langley ›› Located close to all amenities, recreation, shopping & transit ›› Homes start at $379,900 plus gst

40% ALREADY SOLD!

HURRY BEFORE THESE BEAUTIFULLY FINISHED HOMES ARE GONE! DISPLAY HOME Open Wed & Thurs, Sat & Sun 1-5pm 19938 – 70th Avenue, Langley, BC ENTER THROUGH SUMMERWOOD Phone: 604-780-3186 NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 51

//INSIDE MORTGAGES

CMHC 2014 Housing Outlook Conference DEMYSTIFYING ASSUMPTIONS ABOUT THE VANCOUVER HOUSING MARKET » by KRIS GRASTY

KRIS GRASTY

is a mortgage broker with Dominion Lending Centre’s Canadian Mortgage Experts and an active member of the MBABC. 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.

CMHC held its 20th Annual Housing Outlook Conference on Tuesday, November 4th, in Vancouver. The conference is open to an assortment of industry professionals and was full of great information looking forward into 2015 and beyond.

Some of the key points made there are in great contrast to what the negative media hype has been spewing for years — We are still looking at what is largely considered a balanced market, as evidenced by 2014 activity, and though there have been ups and downs, we are still maintaining pace with the 10-year average.

Construction and housing starts have been fairly consistent year over year and currently there are just over 2,500 units under construction, with nearly 80 per cent already sold. With the numbers so close, this is clearly not an oversupplied market.

Interest rates continue on at historical lows that we have seen for four years running. The Bank of Canada seems more focused on our Canadian dollar correction which would lead to increased exports and higher GDP. Inflation is still not at the Bank of Canada target so we do not foresee major interest cost increases until we start seeing a marked improvement in the Canadian Economy overall.

When looking at our market, Keynote speaker Mr. Bob Rennie pointed out that it should be clear to everyone that we really have two different markets being considered as a combined statistic. The fact is that the top 20 per cent of our market is high value real estate and purchased by high net worth individuals, but when you take that 20 per cent out of the mix, we see the larger and more affordable Vancouver market.

When looking at 80 per cent of our condo and detached housing markets, it is clearly more affordable to live here than the

media would have people believe. The bulk of our market is within reach for those with steady employment. Also add to this that the average Mortgage amount is still below $300,000 in the Lower Mainland due to more than 60 per cent of purchasers being previous owners with existing equity.

In 2014, job creation seems to be predominantly in part time positions, but the bulk of the full time work is going to the 25 – 44 year-old group. This group is now representing the largest group creating the market activity.

Sales have been up for 2014, prices have been up for 2014 and much of the positive movement is occurring in Vancouver, Surrey, Coquitlam, Langley and Maple Ridge.

The other untold story in Greater Vancouver is net worth. There are over 170,000 homes and condos owned by those aged 55+ with clear title. This represents $163 billion dollars in equity sitting in our market. We will likely see repurposing of current residences along with a living transfer of wealth to the younger generations; further evidence of a strong and likely thriving market in Vancouver for some time to come.

CONDO MARKET AVERAGE PRICE

$442,000

TOP 20% AVG PRICE

$956,000

80% AVG PRICE

$313,000

HOUSEHOLD INCOME TO QUALIFY

$48,000/year with 25% down $57,000/year with 10% down

SINGLE FAMILY/DETACHED HOME MARKET AVERAGE PRICE

$988,000

52 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

TOP 20% AVG PRICE

$2,226,000

80% AVG PRICE

$668,000

HOUSEHOLD INCOME TO QUALIFY

$85,000/year with 25% down $105,000/year with 10% down

Play. Love. Grow.

Raising a family takes commitment, love, patience and a safe, nurturing home. Where you choose to raise your family is your biggest concern. You want the best schools, parks and convenient services nearby. You want a home that has room for you and your kids to grow together.

Arcadia is a collection of just 88 family friendly townhomes that are perfectly located within the vibrant Yorkson neighbourhood. Within walking distance of schools, shops and parks, Arcadia is the start of something great. The start of your next family adventure together.

2 bed + den up to 3 bed + Rec Room townhomes fRom

279

$

900* *Prices quoted are subject to availability at time of visit, exclusive of taxes and are subject to change without prior notice. E.&O.E.

vip pREviEWS ON NOW!

RegisteR today foR youRs and be one of the fiRst in!

arcadialiving.ca

604.513.9090

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

//INDUSTRY INSIDER

Essentials that add value to your home » by DAVID HIRSH

DAVID HIRSH

is president and CEO of Brandy Lane Corp. David prides himself on his creative hands-on approach to all stages of the development and building process. He believes that everyone is his client. The company’s newest communities are the highly successful Wyldewood Cove in Collingwood, and coming soon, The Davies, at Avenue Road and Cottingham. Visit BrandyLaneHomes.com.

Adding value to your new home or condominium is all about making it look great and function well – bearing in mind your immediate needs and thinking about what makes for good resale sense.

During your colour selection appointment you’ll want to focus on the key areas that make the biggest impact, from kitchens and bathrooms, to flooring, exterior landscaping, and eco elements that enhance your home.

Kitchens and bathrooms provide the “wow factor” in most homes. They carry the biggest price tag due to the inherent cost of cabinetry, permanent fixtures like countertops and backsplashes, and built-in appliances that aren’t all that easy to change once installed. Key elements in these principal spaces should stand the test of time. While you’ll want your home to be up to date and reflective of your lifestyle, it’s important to consider what will work in your favour long term. Choosing the best quality you can afford and selecting neutral colours and finishes will help increase broad appeal, and add value. Remember, decor items can be easily changed to add colourful, fashion-forward accents.

We Canadians live through four distinct seasons with extremes in temperature and humidity, so installing durable flooring is a good idea. Prefinished engineered hardwood is an eco-friendly choice for main living spaces, and some people prefer it for bedrooms too.

Having one consistent material expands the feeling of space. In high-traffic areas you might want to install ceramics, marble or porcelain tiling instead – depending upon the décor packages available for your home.

54 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

Landscaping boosts curb appeal in a single-family home, townhome neighbourhoods and in highrise communities.

Elements added to the yard, terrace or balcony increase the enjoyment of your exclusive-use outdoor space. A mix of perennial and seasonal plantings adds colour and texture that elevates the look of your home. But, it’s best to consider how much maintenance you’re willing to do. If you know you don’t want to be outside dead-heading flowers, you’ll probably want to stick with ornamental grasses, evergreens and hardscaping like patios, stonework and decks that require less work. Condo owners should check their declaration, but can usually transform their exterior spaces with potted plants and flowers, and seating to create an extension to their interior living space.

Upkeep that augments efficiency will add to and maintain the value of your home. HVAC humidifying and duct systems for instance, should be properly looked after to ensure they continue to work economically. Dirty filters and ducts will result in inefficient functioning and performance, and can decrease the life span of major appliances. It’s a good idea to become aware of the regular maintenance schedule required for the components that run your home to avoid having to replace parts and possibly whole systems before they would typically need to be changed. Inefficiencies will also, no doubt, add unnecessary costs to your monthly utility bills.

Green roofs are becoming more popular every year.

They add another welcome outdoor amenity and are good for the building budget too.

Tending to these essentials simultaneously increases the overall enjoyment of your home.

SURREY/LANGLEY

98

Innovative Townhomes with Rooftop Living Spaces.

Designed to Fit Your Lifestyle.

Perfecting the Art of Parties

2 Bedrooms Coming Autumn 2014

LANGLEY BYPASS

208 St

72 Ave

80 Ave

83 Ave

77A Ave

209 St

LOCATION 7811 209 Street Yorkson, Langley

hayerlifestyle.com 604.371.0044 *Prices and incentives are subject to change or be withdrawn without notice.

Prices quoted exclude applicable sales taxes. Please ask the sales representative for further details. Sales and marketing by Fifth Avenue Real Estate Marketing Ltd. 604.583.2212. E.&O.E

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 55

//MARKETPLACE

Back to black » by SARA DUCK

A black accent wall is

A SUPER HOT TREND RIGHT NOW!

SCOOP K! THE LOO

PAINT IN UNIVERSAL BLACK

Visit benjaminmoore.ca

NORDEN SIDEBOARD $200

Visit ikea.ca

White Dinnerware Starting at $4.

Visit homesense.ca

SOPHIE CONRAN FOR PORTMEIRION 16-PIECE SET IN WHITE $180

Visit thebay.com

56 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

WOW

SALES CENTRE and DISPLAY homes 19752 55A AVE, LANGLEY sat–thurs: 12–5pm closed Fridays

VISIT MARQUEELIVING.COM OR CALL 604.427.3550

Prices exclude tax and are net of all incentives. Prices, discounts and incentives are subject to change without notice. Visit our Marquee Sales Team for full details. E.&O.E.

RICHMOND / DELTA / LADNER / TSAWWASSEN Vancouver International Airport (YVR)

Rive r Dr

ay chie W Grant McCona

Richmond Centre

Cambie Rd

RICHMOND HWY

Alderbridge Way Lansdowne Park Mall Richmond Nature Park

Westminster Hwy

Granville Ave

No 6 Rd

Cambie Rd

No 4 Rd

A1

Shell Rd

ss

No 3 Rd

Ru

Ba ke rW ay

Garden City Rd

Bridgeport Rd

No 5 Rd

RICHMOND

KNIGHT ST

River Rd

99

91

Westminster Hwy

Granville Ave

A2

Blundell Rd

Fr

No 5 Rd

Williams Rd South Arm Park

No 4 Rd

No 3 Rd

No 2 Rd

Gilbert Rd

Francis Rd

Railway Ave Steveston Hwy

Garry Point Park

56 St 18 Ave 55 St

Cemetery

TSAWWASSEN B1. Tsawwassen Shores 604-943-6677

NO

A2. Modern Estates

17

h Bluff Rd

7411 Moffatt Road 604.788.8833

58 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

Dr Arthur

Gr ov eR oa d

28th Ave 56th St

8A Ave

Boundary Bay Regional Park

Be ac h

53rd St

W AY RD E

L

South Delta Park

48th Ave

47th A Ave 47 e

Way son Jack

5171 Brighouse Way 604-233-2633

8A Ave

W r Rd Rive

56 St

A1. River Green

53A St

113 St

RICHMOND

53A St

75A Ave 74 Ave

BU

17

55 St

52 St

75 Ave 115 St

r

72 AVE

Chalmers Park

119A St

Dr

Beach Grove Golf Course

12 Ave

12 Ave

78B Ave

116 St

Delta Nature Reserve

Monroe Dr

D ore rym Bar

on ica

118 St Rd English Bluff

M

80 Ave

SCOTT RD

82 Ave

80 Ave Mackie Park

112 St

Sa nt a

84 Ave

Grauer Park

Coast Tsawwassen Inn

Tsawwassen Golf Club North Delta Park

TSAWWASSEN

41st B St

RD R

17

Riv er Rd

No 3 Rd

116 St

RI VE

52 St

Finn Rd

90 Ave Splashdown Park

112 ST

Y

NORDEL WAY

HW ACIS ANN 91

Deas Island Regional Park

B1

NORTH DELTA

Blv d

er

99

96 Ave

ilts hir e

Ri v

Rd er Riv

Steveston Hwy

Moncton St

W

a

r se

62nd B St

No 1 Rd

No 6 Rd

Francis Rd

Blundell Rd

12th Ave

RN S

DR

HO O M NL ES Y RE 7 M AI N

Choose from a great selection of homes – starting from just $499,900 Home Type

Size

Bedrooms

Price Range

Plan A – The Mayne

1720 SF

3 Bed + Den / 2½ Bath (Master on Main Floor)

$

585,900 – $679,900

Plan A2 – The Mayne

1900 SF

4 Bed + Den / 2½ Bath (Master on Main Floor)

$

589,900 – $689,900

Plan B – The Salt Spring

1865 SF

2 Bed + Den / 2½ Bath

$

589,900 – $689,900

Plan B2 – The Salt Spring

1865 SF

3 Bed + Den / 2½ Bath

$

589,900 – $689,900

Plan C – The Galiano

1905 SF

2 Bed + Den / 2½ Bath

$

589,900 – $689,900

Plan D – The Pender

1225 SF

2 Bed / 2 Bath (Rancher)

$

499,900 – $639,900

* PR IC E S A R E FOR A B A SIC HOM E A S PE R T H E S TA N DA R D SPEC I F IC AT IONS. T H E DE V E L OPE R R E SE RV E S T H E R IG H T T O M A K E C H A NG E S A N D MODI F IC AT IONS T O T H E I N FOR M AT ION C ON TA I N E D H E R E I N W I T HOU T PR IOR NO T IC E . R E N DE R I NG S, M A P S A N D PHO T O GR A PH S A R E R E PR E SE N TAT IONA L ON LY A N D M AY NO T BE AC C U R AT E . E .& O. E .

Visit the Presentation Centre & Display Homes Today!

Show Homes

Presentation Centre & Display Homes

Hw

y

17

52 St

Tsaww ass en Dr

1875 Tsawwassen Drive ( last right before the ferry terminal ) 604.943.6677 tsawwassenshores.com Open 12–5pm daily, except Friday

A N OF F E R I N G F OR S A L E C A N ON LY BE M A DE A F T E R F I L I N G A DI S C L O S U R E S TAT E M E N T. P HO T O S A N D R E N DE R I N G S A R E R E P R E S E N TAT ION A L ON LY. E & OE

//TAXING ISSUES

ALL ABOUT

assignment agreements » by HENRY CHOO CHONG

Q

HENRY CHOO CHONG,

CGA, sits on many committees and provides accounting and tax services to individuals and businesses. Questions to Taxing Issues can be emailed to choochonghcga@yahoo.ca

In April 2012, I purchased a new condo. The closing date is August 2015. This was purchased as an investment property that I plan to rent to a tenant.

However, I have a potential purchaser who is willing to close with the builder in January. I can make a handsome profit.

Will this be taxable if I sell to this new buyer before my closing date?

Karim, Toronto

A

The past several years have made many people richer from investing in and “flipping” newly constructed homes and condos. (When you sell your condo before you close, it’s referred to as “assignment.”) If this trend will continue is anyone’s guess.

Canadians continue to thirst for new condos from evidence of all the new condo complexes in the making. Most condo prices start in the lower $300,000 range for first-time buyers, but there is plenty of product for the luxury market as well. Even foreign buyers are getting in on the action.

An assignment of Purchase and Sale Agreement that’s greater than the original purchase price will carry income tax consequences. For tax purposes, a sale price greater than your cost will attract capital gains tax. Fifty per cent is taxable at your personal marginal tax rate. Additionally, investors should be cognizant of tax, builder and insurance issues related to assignment: ›› Many builders do not allow an assignment prior to you taking possession. Some builders may allow for it, provided they give written permission with a fee.

Others may waive the fee. Check with your builder before assigning. ›› Builders may not be obligated to close with a new purchaser and therefore you could incur additional costs such as land transfer tax and additional legal fees. Again, it is important to have some correspondence with the builder to be clear on what their policy is on this type of transaction. ›› Purchasers who use a new home as their principal residence may assign the tax rebate to builder, who in turn claims it. Investors cannot assign the new homebuyer’s tax rebate to the builder and therefore may have to fork over additional tax at closing.

However, investors can claim a rental tax rebate, provided they satisfy the requirements for such.

Consult an accountant and a real estate lawyer who can best advise you on your specific situation.

60 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

Cedar Dr

PITT MEADOWS / MAPLE RIDGE

Dominion Ave

236th St

232rd St

3

r Rd Rive

116th

Derby Reach Regional Park

240th St

207th St

Ave

Way aka Kan 7 2

4

110th Ave 108th Ave r Maclure D

240th St

ED GHE LOU

Golden Ears Bridge

Y HW

104th Ave 102th Ave

Jac kso n

Harris Rd

Pitt Meadows Airport

Dewdney Trunk Rd 248th St

Dewdney Trunk Rd

132 Ave

Abern ethy W ay

124th Ave 224th St

216th St

203rd St

123rd Ave

5

Hammond Rd S Bonson Rd

Ford Rd

Meadow Gardens Golf Course

1

227th St 228th St

Dewdney Trunk Rd

HW Y

Harris Rd

LO UG HE ED

210th St

Dewdney Trunk Rd

224th St

136 Ave

6

MAPLE RIDGE 1.

Hampstead at Silver Ridge

13555 230A Street 604-466-9278

2.

Wynnridge

11005 Buckerfield Drive 604-466-6388

62 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

3.

Village Green

5.

Myron's Muse

4.

Montgomery Acres

6.

Jackson Park

7.

Cliffstone

12161 237th Street 604-476-2292 24405 112 Ave 604-477-2959

23651 132nd Ave 604-380-1801 24406 102 Ave. 604-805-4669 23915 – 111A Avenue 604-380-0045

Start Living this family-oriented community of 3 bedroom, 2.5 bath single family homes, close to parks, trails, schools and shopping.

It’s all here, waiting for you!

244 St

Backing onto Jackson Park in picturesque Maple Ridge, discover

240 St

Dewdney Trunk Rd

102 Ave Lo

ug

he

ed

Hw

y

N

Single Family • Detached • Non-strata

Introductory pricing from

409,900

$

*

Show Home Open

12–4pm daily (except Friday)

24406 102nd Ave, Maple Ridge JacksonPark.ca | 604.805.4669

*Prices subject to change without notice. Plus net GST. E.&O.E.

3 BEDROOM TOWNHOMES

FROM $304,900*

Is Village Green really rare?

•

Village Green has a wide footprint and large fenced backyard, while some other townhomes are 3 storey’s tall and skinny.

12161 237th St. Maple Ridge

•

Based on 70 sales in a relatively short time-frame, people want a home that looks and feels like a single family home including: easy access to the main floor from the garage, which makes life easier when coming home with the kids, sporting gear, groceries, etc.

Shopping for a new home in Maple Ridge? Visit today and decide for yourself.

237 ST

604.476.2292 VillageGreenLife.ca

232 ST

Village Green is the only 2 storey 3 bedroom townhome offering in the area. Starting from $304,900*.

DEWDNEY TRUNK RD

Hurry, Village Green is more than 65% sold! *

Prices are subject to change without notice. E.&O.E.

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

PITT MEADOWS/MAPLE RIDGE

WynnRidge… set yourself apart.

Unsurpassed design, finishing and location

Come visit our new Showhomes today

This vibrant neighbourhood of craftsman inspired homes is located in a distinct country setting in one of Maple Ridge’s most sought-after areas. Adjacent to Kanaka Creek Regional Park’s walking trails and beautiful mountain vistas.

11007 Harris Dr. Maple Ridge 604.466.6388

N

HA

NE

YB

YP

AS

S 112

AVE KAN AK A

ED

HE

UG

LO

240 ST

Y

HW

DOWNTOWN MAPLE RIDGE A BOUTIQUE COLLECTION OF 23 CONDOS UP TO 1,540 SQ FT

Open daily noon - 5pm

DEWDNEY TRUNK RD

FR

AS

ER

RI

VE

7 R

MIS

www.wynnridge.ca

Presentation Centre Open daily noon - 5pm 101-11882 226 St., Maple Ridge 604.477.1500

www.signaturefalconcentre.com

FRASER RIVER VIEWS CONDOS UP TO 1,530 SQ FT IN A VIBRANT WATERSIDE COMMUNITY

For more than thirty years Falcon Homes has been designing and building exceptional residential and commercial projects in the Lower Mainland. We pride ourselves on our commitment to quality construction and our dedication to building communities.

SIO

N

Presentation Centre Open daily noon - 5pm 22327 River Road, Maple Ridge 604.467.0692

www.reflectionsliving.com

604.941.2092

falconhomes.com

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 65

大溫哥華版

Greater Vancouver Edition

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

刊登廣告請致電 604.519.6080 Photo courtesy by Park Avenue.

Like Us on facebook.com/NewHomeGuideMetroVancouver

To book your advertising, please call 604-519-6080. Free translation provided.

PITT MEADOWS/MAPLE RIDGE

from $599,900.

$599,900.

Move in Today. Ask about our $10,000* Promotion.

Sales & Marketing by Coldwell Banker Tri-Tel Realty. This is not an offering for sale. *Pricing and promotions available on select homes, subject to change and exclude taxes. E&O.E.

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 67

Park w

Blvd

ay

vd

Bl

eau Plat

COQUITLAM / PORT COQUITLAM / PORT MOODY

Lincoln Ave

sy St

Shau g h ne s

Y

F 3498 Princeton Ave. 778-285-6299

A2. Secret Ridge

#107 - 3458 Burke Village www.secretridge.ca

Mariner Way

Dominion Ave B1

Dewdney Trunk Rd

LO UG HE ED

Colony Farm Regional Park

RY MA

COQUITLAM A1. Burke Mountain Heightsr a s e r R i v e r

Kin gs wa yA ve

A3. Bridlewood

3470 Highland Dr 604-871-4194

A4. Black&Whites

Foster Ave/Burquitlam blackandwhites.ca

SS PA BY L L HI

PORT COQUITLAM B1. Fremont Blue

2332 Ranger Lane 604-552-0319

Ford Rd

Dewdney Tru

HW Y

Harris Rd

LOU GHE ED H WY

Daw es H ill Rd

HW Y

Meado Garde Golf Cou

Hammond Rd

Pitt Meadows Airport

Harris Rd

A ve ette Brun

Mundy St

Austin Ave

LOUG HEED HW

Linton St

Gatensbury St

Blue Mountain St

Cla rk eR d North Rd

Mundy Park

LO UG HE ED

S Bonson Rd

Prairie Ave

mal Dr

Austin Ave

A4

Como Lake Park

Dr

Cedar Dr

Y

Smith Ave

A2

Coast Meridian Rd

HW

A5

A1

ia or ct Vi

Victoria Dr

The r

Como Lake Ave

A3

Ottawa St

ET

Dav id A ve

Johnson St

BA R N

David Ave He rita ge Ioc Mo oR Town un d tai Centre Lan n Shoreline Park Bl sdo vd Park wn eD Pioneer r Memorial Rocky Point Inlet Park Park Park Coquitlam BARNET HWY Centre ST JOHNS ST Dewdney Trunk Rd

Coast Meridian Rd

Pin etr ee Wa y

Ridge Park

A5. Nest

638 Regan Avenue 604-492-4123

Golden Bridg

OWN FROM

$659/MO* * Please ask us for details. E.&O.E.

mosaichomes.com

COQUITLAM/PORT COQUITLAM/PORT MOODY

NOW SELLING! VISIT US TODAY

Large dining area for your whole family

Cook up a feast in your new gourmet kitchen

Convenient powder room on main floor

A welcoming entry for you and your guests

Spa-like ensuite to unwind after the party

His & her closet space

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 69

BURNABY / NEW WESTMINSTER BURNABY

Barnet Marine Park

U

G ag

Royal Oak Ave

Willingdon Ave

Deer Lake

h 8t

Gilley Ave

Royal Oak Ave

Nelson Ave

Patterson Ave

th 10

e Av

St

eD rin

A RD SON EW WA ST Y

r

MARIN E WAY

Duncan St

B1. Dominion

Boundary Rd

B2. Canoe

68 Sixth Street 604-525-8980

70 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

260 Ewen Ave aragon.ca 604-544-2258

A1

y Wa nt rwe De

St yd Ewen Bo e Av

NEW WESTMINSTER

e Av

Queen’s Park

St

Southridge Dr Ma

e Av h 6t

A3

A6

h 8t

Cla rke Rd

Braid St e Av

DE RI CB M

h 8t

h 6t

Mari ne D r

th 16

e Av

e Av

St

Imperial St

r sD th iffi Gr

MARINE W AY

t lS ria pe Im

th 10

nd rla be m Cu

Oakland t S KIN GS WA Y Metrotown

SE Marine Dr

3748 Thurston St 604-563-7001

Deer Lake Park

Imperial St

7458 Britton St 604-298-1313

A4. Thurston Street Burnaby Lake Regional Park

Can ada

ay W

Av e

Central Park

Sprott St

1710 Gilmore Ave 604-291-9130

A3. Britton

Lougheed Mall Austin Ave

da na Ca

49 t h

y Wa di lar

ay W

BOUNDARY RD

BCIT

A2. Aviara North Rd

Sperling Ave

Cliff Ave

Holdom Ave

Squint Lake Park Burnaby Mountain Golf Course Broadway

A4

A5

Un ivers ity Dr E ag lar di Wa y

Grey sto ne D r

Rivers Walk

809 S Dyke Road (at Wood Street) Queensbourough 604-533-3575

r sit y Dr nive W

SFU

Brentwood Mall

A1.

BARNET HWY

G

Willingdon Ave

HASTINGS ST

A2

Burnaby Mountain Park

INL ET DR

Confederation Park

B1e v lA ya o R

A5. Lift

9350 University High St 604-320-3386

A6. Highland Park 6088 Beresford St. 604-671-5565

C USTOM WOOD PANELLING THAT FEELS LIKE AN EXTRA. IT’S NOT. CANOE Custom wall panelling constructed of rich, imported wood from South America seems like it should be an extra feature. It’s not.

Come discover Canoe, a unique collection of triplex, townhomes and single family homes. Starting from $439,900.

NOW SELLING! Call or visit: 604.544.2258 or Aragon.ca/Canoe

260 EWEN AVENUE, NEW WEST

*Prices and availability subject to change or be withdrawn without notice and do not include taxes. E&O.E.

#ARAGONFORWARD

Aragon Properties Ltd.

//MORTGAGE ADVICE

A good reason to not overpay for your home » by ALYSSA RICHARD

ALYSSA RICHARD

is the Founder and CEO of RateHub.ca, a mortgage rate comparison site that aims to empower Canadians to make smart financial decisions.

Bidding wars are a hot topic in Vancouver right now, with homes being priced extremely low so potential buyers will come in with high off ers. The Vancouver real estate market gets a bad rap for bidding wars, but we know it’s not the only city in the country to experience them. After conducting dozens of interviews with real estate agents across the country last year, we found out one Canada-wide truth: if supply is low, demand is high – and many buyers are willing to make offers above and beyond what sellers are asking.

Before you make an offer on any home, you should be armed with a mortgage pre-approval. Th is is the maximum amount of money a lender is willing to give you toward the purchase of a home. When lenders say “maximum,” they mean it. The fi rst reason not to overbid on a home is because you don’t want to go over your budget, or stretch yourself so thin that you’re house poor. But the other reason not to overbid is

Before you make an offer on any home, you should be armed with a mortgage pre-approval. This is the maximum amount of money a lender is willing to give you toward the purchase of a home.

72 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

because your lender’s home appraiser may determine the property isn’t worth what you’ve offered. Th is leaves you in a tricky fi nancial position.

“Let’s say you offered $400,000 for a home, your offer was accepted and you have $40,000 to put down.

If the bank’s appraiser believes it’s worth only $375,000, the bank will only give you a mortgage equal to their appraised value minus your down payment. In this case, that’s $335,000 ($375,000 subtract $40,000),” explains James Laird of CanWise Financial. “If you still wanted to purchase the home, you would need to come up with the extra cash to make up the shortfall.

In this example, that’s $65,000 ($400,000 subtract $335,000).”

If you can’t borrow money from family or another outside party, you may be forced to walk away from the deal (and risk losing your deposit, in the process). Not having the resources in this situation is what is often referred to as “appraisal risk,” and it’s obviously something you want to avoid. How is that possible?

First, don’t overpay – which is something an experienced real estate agent who knows your market should be able to stop you from doing. Second, saving a larger down payment can help reduce your risk, because it allows you to put less money down and use the extra to make up any shortfall.

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Pricing subject to change without notice. Sales by disclosure statement only, E&O.E.

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HOMEBUYERS’ HELP//

Homebuyers’ Resource Section You love the home, see what you can afford! » Compare mortgage rates for your best deal

» Calculate your mortgage payments using the mortgage payment calculation chart

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 77

Calculate your mortgage payments INTEREST RATE

AMORTIZATION PERIOD

CHART FIGURE

EXAMPLE: 5%

25 YEARS

5.82

MORTGAGE AMOUNT ÷ 1,000 (MORTGAGE AMOUNT $125,000)

125

MONTHLY PAYMENT

$

Follow these steps to see if you’ll qualify for a mortgage on your dream home

01 02 03

Calculate the combined monthly before-tax income of you and your spouse.

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

Take the total price of the home and subtract the amount of money you expect to make as a down payment. This is the money you will have to borrow.

04

Refer to the chart on the opposite page. Look down the left column and locate the interest rate you expect to pay.

Line this up with the amortization period of your choice. (Most firsttime buyers take the 25-year amortization.)

05

06 07

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

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

Multiply this figure by the amount you need to borrow.

Divide by 1,000. » Bear in mind that this is a rough estimate. If you have several other large loans already, you may qualify for less. Also, banks and trust companies vary in their policies. The best way to know what you can afford is to go to the lending institution of your choice andget pre-qualified.

78 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

Mortgage payment calculation chart %

INTEREST RATES

AMORTIZATION PERIODS

10 YEARS

15 YEARS

20 YEARS

3.00%

9.65

6.90

5.54

3.50%

9.88

7.14

5.79

3.25% 3.75%

4.00%

4.25%

4.50% 4.75%

5.00%

5.25%

5.50%

9.76

9.99

10.11

10.23

10.34 10.46

10.58

10.70

10.82

7.02 7.26

5.53

5.04

7.75

7.88

6.85

6.10

8.40

7.12

8.01

8.66

7.25%

11.68

9.07

7.75%

8.25%

8.50%

11.94

12.06

12.19

12.32

8.75%

12.45

9.25%

12.71

9.00% 9.50% 9.75%

10.00% 10.25%

10.50% 10.75%

8.93

9.21

9.34

9.48

9.62

9.76

13.24 13.37 13.50

10.48

10.63 10.77 10.92

11.06

7.26

6.55

6.11

7.41

6.91

8.28

7.63

7.25

8.59

7.95

8.14

8.44

14.18

14.32

12.75%

14.59

12.50%

14.46

11.82

8.10

8.78

8.45

8.95 9.12

9.84

9.29 9.63

10.00

9.46

10.32

9.80

10.65

10.15

10.81

11.97

10.98

12.28

11.31

12.13

8.45

9.52

9.68

11.15

7.42

7.59

7.76

8.62

9.36

7.08

8.12

9.20

10.49

12.00%

7.79

8.28

11.52

12.25%

7.47

8.86

13.91

11.66

6.75

7.32

11.50%

14.04

6.59

6.42

7.99

10.16

11.75%

7.00 7.16

11.22 11.36

6.26

7.84

7.69

5.95

6.70

6.85

13.64 13.77

6.40

7.55

11.00% 11.25%

5.49

5.64

5.79

9.05

10.33

5.19

5.34

6.25

10.19

12.84

5.96

4.90

6.98

8.74

10.05

13.10

6.74

9.90

12.58

12.97

5.67

8.14

8.80

8.00%

6.44

5.40

5.82

11.43

11.81

6.17

6.57

6.75%

7.50%

4.61

6.30

8.53

11.56

4.48

5.13

7.63

11.19

7.00%

4.99

5.91

4.34

4.76

6.25%

11.31

4.21

4.86

5.26

8.27

6.50%

4.73

5.66

6.04

10.94

11.07

30 YEARS

7.38

7.50

5.75%

6.00%

25 YEARS

9.97

10.32 10.49 10.67

10.85

7.93

8.28 8.63

8.80 8.98 9.16

9.34 9.52

9.70

9.88

10.06

10.25 10.43

10.61

This table shows the monthly payment of principal and interest for each $1,000 of mortgage. Example: The monthly principal and interest payment for a $125,000 mortgage with a 25-year amortization period at 5% is as follows: ($125,000 รท 1,000) X 5.82 = $727.50 NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 79

BRITISH COLUMBIA’S NEW HOME DEVELOPMENTS PROJECT

TYPE

ABBOTSFORD Abacus Uptown Auguston Cedar Landing Eagle Estates Eagles Gate Falcon Ridge Foxwood Hudson’s Loft 2 Lift Luna Waterleaf

LR SF TH SF SF SF SF LR LR TH LR

PRICE

PROJECT

604-309-7155 604-308-8660 604-850-5040 604-859-3141 604-309-7729 604-309-0540 604-850-5040 hudsonsloft.ca 604-557-1047 778-895-5862 604-850-3694

$109,900 inc net GST From $559,000 Fr. 274,900 inc net GST From $599,900 From $373,500 From $789,000 From $524,900 Call Call From $289,900 From $179,000

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

604-451-9517 604-456-8883 604-291-9130 604-563-8386 604-293-1818 604-436-1100 libertyhomes.ca 604-329-8228 goldhouseliving.com 604-671-5565 604-320-3386 liveatburnabyheights.com 604-899-8800 604-899-8800 604-435-9477 604-435-9477 604-435-5565 604-435-8866 604-456-0688 604-536-5777 604-431-6033 604-438-9922 604-527-7955 604-438-1113 604-528-8906 604-438-1113 604-218-3338

$459,900 From Mid $200’s Call From $299,900 From $539,900 From $499,900 Call Call Coming Soon Coming Soon Call Coming Soon From $349,800 Coming Soon Call From $439,900 Call Call From $389,900 Call Call From $334,900 From Mid $200s Call From Low $300’s Call From $249,900

SF TH SF SF/LR/TH

www.livethefalls.com 604-795-6938 604-534-5079 604-824-5062 604-858-7179 1-877-858-2408 1-800-830-7175 604-991-5151 604-991-1777 604-991-8250 604-824-6473 1-800-830-7175

From $389,900 From $242,900 From $249,900 Call From $269,900 From $399,900 From $184,900 From $149,900 From $259,900 From $449,900 From $508,000 From $242,900

604-472-1123 604-514-4359 604-931-0302 604-998 8998 604-939-8808 604-871-4256 604-472-9018 778-285-6299 604-492-3388 604-939-0018 crownbybeedie.ca 604-942-2672 intracorp.ca 604-936-1888 604-937-2599 604-514-4359 604-939-8874 604-492-4123 604-563-5777

Call Coming Soon From low $200’s From Low $500’s $264,000 Coming Soon $529,900 Call Call From $208,800 Coming soon From $284,900 Coming Soon From $309,900 From $220,500 Coming Soon From $199,900 Call Call

BURNABY Aldynne on the Park Altitude Aviara Brentwood Britton Casa d’oro CentreBlock at Univercity Eden at Edmonds Gold House Highland Park Metrotown Lift Madison Met 1, The Met 2, The Metro One Metro Two Metro Metroplace Modello Novella OakTerra Paddington Mews RedBricks Station Square Storybrook Thurston Trio CHILLIWACK / SARDIS Camden at The Falls Centre Field Englewood Village Garrison Crossing Heron’s Landing Jinkerson Vistas La Cason Radius River Walk Seasons at Cedar Sky Summit Residences, The Townsend Terrace

C O N TA C T

COQUITLAM 1123 Westwood Amberleigh Austin Black+Whites Bloom Bradley House Bridlewood Burke Mountain Heights Charland Como Crown Evergreen Foster Ave Rowhomes Grand Central 2 Hazel Kingston Mackin Park Nest Novella Penthouse (PH)

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

Live Work (LW)

City Home (CH)

High Rise (HR)

TYPE

Oasis Reef Regan’s Walk Riley Secret Ridge Somerton Sterling The Windsor Uptown2 DELTA NORTH DELTA Delta Rise Kaleido Lakeside Luxor South Pointe TSAWWASSEN Brio Tsawwassen Heights Tsawwassen Shores Tsawwassen Springs LANGLEY Athenry Gate Arcadia Cornerstone Elements Exchange Evergreen North Yorkson Focal Point Keaton Ivy Row Kensington Marquee Mason & Green McBride Station Mission Green Parkside Serenity Summerhill Varsity Virtue York York by Mosaic Yorkson Creek Yorkson South MAPLE RIDGE 223 North Albion Station Cascada Cliffstone Edge on Edge Grant Hill Estates Hampstead at Silver Ridge Jackson Park Jackson Ridge Mainstone Creek Meadows Pointe Montgomery Acres Myron’s Muse Parc Vue Pointe, The River’s Edge Robertson Heights Signature at Falcon Centre Spencer’s Green Station One Summit at Grant Hill Two Birds Village Green Village Walk Wellington Station Wynnridge

Mid Rise (MR)

Low Rise (LR)

Loft (LO)

C O N TA C T

PRICE

HR TH LR TH DP SF SF HR HR

604-464-2701 604-288-8909 604-492-0222 604-468-7688 secretridge.ca 604-469-8581 604-464-2260 604-941-8305 604-939-2611

Call From $349,900 From $259,900 From $349,900 Coming Soon From $699,900 From $689,900 From $324,900 From $278,900

HR TH TH LR SF

604-594-7473 604 871 4192 604-585-7107 604-590-8003 604-584-2908

From $189,900 Coming Soon Call From $199,900 From $699,900

LR SF SF SF/LR

604-943-8811 604-271-7288 604-943-6677 604-948-HOME

Call Call From $499,900 Call

RH TH TH LR TH TH TH LR SF

604-882-8857 04-513-9090 604-534-6000 604-533-7718 604-535-8587 604-648-8956 604-377-7000 604-882-3733 604-999-9323 604-427-3311 604-427-3550 604-852-5382 604-533-0881 604-871-4288 604-648-9428 604-371-1538 604-418-7072 604-539-2200 604-534-6800 604-534-9495 604-882-6758 yorksoncreek.com 778-785-1673

From $137,500 From $279,900 From $189,900 From $199,900 Coming Soon From $645,000 Coming Soon Call for Info Fr. $479,900 inc GST From $199,900 From $268,900 From $324,900 Coming Soon From $314,900 From $480,000 Call for Info From $379,900 From $139,900 Call for Info Call From $259,900 From $179,900 From $440,000

LR TH LR SF LR SF SF SF SF SF LR SF TH LR SF LR SF LR SF LR SF TH TH SF LR SF

604-463-0588 604-351-3261 604-318-5254 604-380-0045 604-466-8783 604-230-3935 604-466-9278 604-805-4668 604-351-3261 604-463-5000 604-522-8970 604-477-2959 604-380-1801 604-467-8884 604-999-2452 604-318-5254 604-380-4708 604-477-1500 778-846-3200 604-467-9300 604-405-4437 604-467-7000 604-476-2292 604-465-6524 604-380-0300 604-466-6388

From $174,900 From $254,900 Call From $549,900 From $149,900 Call From $498,900 Coming Soon Call Call From $189,900 From $509,980 Call Call From $489,900 From $174,900 From $459,900 Call From $528,900 Coming Soon From $769,900 inc gst Call From $279,900 Call From $189,000 Call

LR TH LR LR TH SF LR TH RH LR TH TH TH

Duplex (DP)

Townhouse (TH)

Row Home (RH)

ConneCting buyers to the best new home o p p o r t u n i t i e s i n m e t r o p o l i ta n Va n C o u V e r new h omes starting from the mid $100’s

FIFTHAVE.CA 80 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

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

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

TYPE

C O N TA C T

PRICE

MISSION / HARRISON Fraser Landing Horizons

TH TH

1-888-826-1177 1-888-826-1177

From $249,900 From $319,800

NEW WESTMINSTER 258 on Sixth Alexander Walk Brewery District Canoe Dominion Elliot St English Mews Glass House Lofts Lookout at Victoria Hill, The Northbank Parkside at Victoria Hill Rivers Walk Thompson Landing Trapp & Holbrook

HR TH HR TH MR HR TH LR LR HR HR TH SF HR

604-377-9630 604-779-1292 604-694-1188 aragon.ca 604-525-8980 604-524-8080 604-517-1688 604-520-9890 604-523-0733 604-523-0081 604-523-0733 604-533-3575 604-520-3226 604-525-0223

Call From $349,900 Coming Soon Coming Soon Call Call Call Call Call From $249,900 Call From $469,900 From $476,900 From $299,900

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

604-980-9949

PITT MEADOWS Cedar Downs Liv42

LR LR

778-846-3200 604-460-6601

From $194,900 From $134,900

PORT COQUITLAM Altura Amanti Carmandy Citadel Heights Dominion Fremont Blue Fremont Green La Via Orchid Prima Residences Shaughnessy, The South Verde The Maple Valorie on the Park

LR LR LR SF TH TH LR LR LR LR HR LR TH LR

604-552-5887 604-475-3220 604-435-9477 604-468-2169 604-469-8988 604-552-0319 604-349-9245 604-475-5100 604-866-4206 604-945-3999 604-468-8252 604-468-8640 604-720-7478 604-464-4764

From $219,900 From $179,900 From $209,900 From $829,900 Call From$319,900 Call From $169,900 From $149,900 From $219,900 Call Call Coming Soon From $246,900

NORTH VANCOUVER 15 West 221 East 3rd Anchor, The Atrium at the Pier Canyon Springs Capstone CentreView Destiny 2 Drive, The Heywood on the Park Latitudes Local on Lonsdale Loden Green Maplewood North Mill House Northlands Pinnacle Residences at the Pier Remix Tatlow The Ave Boutique Res. Trophy at the Pier Seylynn Village Shore, The x61

Penthouse (PH)

From $539,900 Coming Soon 604-988-8800 From Mid $300’s 604-983-9065 Call 604-973-0298 From $349,900 604-929-8870 Call 604-998-8540 Call 604-929-1915 From $259,900 604-986-8138 Call 604-985-0003 From $269,900 604-435-9477 From $469,900 604-998-0219 Call 604-988-0022 From $599,900 604-727-1594 From $378,900 604.986.0007 From $299,900 604-800-2120 Call 604-983-9065 Call 604-924-4488 Call info@tatlowliving.com Coming Soon 778-985-4676 Call 604-983-9065 From $509,900 604-980-5000 Call 604-980-0016 From low $200’s x61living.com Coming Soon

Live Work (LW)

City Home (CH)

High Rise (HR)

PROJECT

TYPE

PORT MOODY Residences, The Station, The

HR TH

C O N TA C T

PRICE

604-552-0552 604-492-3338

Call Call

RICHMOND Alexandra Court Avanti Cadence Concord Gardens Empire Living Gardens, The Grand, The Harmony Kenstone Gate Kingston Gate Modern Estates Monet Elle Opal at Richmond Centre Ora Orchard (Beedie) Pinnacle Lilving at Capstan Pier, The Riga Riva River Inlet River Park Place RiverSky Saffron Tempo Vogue Westminster Terrace

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

604-278-5809 604-276-9186 604-276-8683 604-233-7748 604-244-9622 604 271 3331 604 278 3880 604-278-3939 604-218-3338 604-760-6024 604-788-8833 604-233-7748 604-273-1313 604-303-7575 604-278-8838 live@orchard.ca 604-303-0148 604-274-7326 604-715-1250 604-278-8825 604-233-2633 604-282-7838 604-522-2583 604-270-2482 604-276-8885 604-715-1250 604-204-1077

$319,900 From $504,900 Call From $300,000’s Call From $396,900 Call From $322,300 From $529,900 Call Call From $300,000’s Coming Soon From $464,900 Call Coming Soon From $299,900 Call Call Call Call From $229,500 Coming Soon Call From $283,900 Call Call

SQUAMISH / WHISTLER Elaho Ocean Crest Ravens Plateau Aqua University Heights

TH SF SF TH/LR LR

604-898-2232 604-896-2235 1-888-852-7575 1-877-344-5566 1-888-852-7575

Coming Soon From $1,298,000 Call From $239,000 Call

SUNSHINE COAST SECHELT SilverStone Heights

SF

604-741-1877

From $479,900

SURREY 3 Civic Plaza Ashbury Hill Ascend Balance Bishop Creek Blackberry Walk Boardwalk Brixton Brookside Canvas Connect Creekside Edgewood Esplanade at Waterstone Eton Fusion G3 Residences Grove at Cambridge, The Guildford Greens Heights Highcrest Highlands Horizons Hyde Park Joi Living Kendra Latis Latitude Lingo Lumina Madison Manarola

HR TH LR LR TH TH TH TH TH TH LR TH TH LR TH TH HR TH TH TH TH SF SF TH TH TH LR LR LR LR TH LR

604-951-3331 604-953-1211 604-596-2202 tiensher.com 604-588-0005 604-501-6119 604.506.1852 604-503-0483 604-372-2071 604-598-8873 778-395-1886 604-372-0400 604-644-7811 604-530-5399 604-953-0833 778-578-9779 604-453-6688 604-597-7177 604-307-0400 604-538-8888 604-584-7273 778-565-7768 778-565-7768 604-506-1852 604-574-8888 604-590-9122 604-575-0669 604-596-5075 604-727-5478 604-727-5478 604-543-6262 604-825-1038

Call Starting at $279,900 From $170’s Coming Soon From $354,900 Coming Soon From $341,900 From 299,900 Fr. $279,900 Call From $118,800 High $200’s From $344,900 From $219,900 Starting at $341,900 From $344,900 Call From Low $300’s From $349,900 Coming Soon Fr. $345,900 Call for Info Call for Info Call From $339,000 From $329,900 From $194,900 From $264,900 From $159,900 From $274,900 From $323,000 From $179,900 Incl. GST

Mid Rise (MR)

Low Rise (LR)

Loft (LO)

Duplex (DP)

Townhouse (TH)

Row Home (RH)

NOV 28 - DEC 12, 2014 | METRO VANCOUVER NEW HOME GUIDE 81

PROJECT

TYPE

Oliver’s Lane One 44 Panorama Station Panorama Woods Park Avenue West Park Place Village Quattro 3 Redwood Rockwoods, The Silverwood Teo Ultra at West Village Verve The Walks University District Wave Wynd Zen CLOVERDALE Clayton Heights The Grove MacKenzie Estates One92 Salix Uptown Clayton Village

PRICE

PROJECT

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

604-543-3868 604-503-6402 604-372-2275 778-593-9954 604-583-9866 604-617-7763 604-581-8000 604-503-6929 604-503-1188 silverwoodliving.com 604-288-8981 604-588-6999 604-588-3783 604-440-8070 604-588-5795 604-951-9283 604-951-9283 604-355-0166

From $489,900 From $298,500 From $299,800 From $314,900 From $250’s From $359,000 From $159,900 Call for Info From Low $300’s From Low $300’s From Low $300’s From $186,900 From $160’s Call From $221,900 Call From $199,900 Call

TH/DU TH TH LR/TH LR TH

604-723-4497 604-533-6968 604-538-2125 604-576-1772 604-530-0054 778-574-0146

From $549,900 Starting From $269,900 From $349,900 From $199,900 From $241,900 From $329,900

604-879-9996 604-338-5233 burrardgateway.ca 604-783-1044 604-781-4303 604-620-6692 604-620-2018 604-682-8813 604-687-4353 604-879-2010 604-899-8800 604-685-0855 604-682-8107 604-876-9222 604-568-8283 604-893-8958

From $327,400 Call Coming Soon Coming Soon Call From $349,900 From $239,900 From $269,900 Call From $465,900 From $300’s From $349,900 Call From $685,000 From $268,000 Call

VANCOUVER & AREA DOWNTOWN 999 Seymour HR Addition HR Burrard Gateway HR Eventide LR Fairmont Pacific Rim Estates HR Fairmont Pacific Rim Estates HR Keefer 188 LR Keefer Block LR Mark, The HR Modern HR One Pacific HR Pacific Pt HR Private Residences at Hotel Georgia, The HR Sapphire, The HR Tate Downtown HR Vancouver House HR EAST SIDE 238 W Broadway LR Bohème LR Brock East LR Charm LR Cordovan LR Focal LR The Independent at Main Gem, The LR Grandview Cascades TH Jade LR Kensington Gardens LR Killarney Ridge RH/DP Killarney Ridge SF Laureates, The Local LR Main Street LR Marquee on the Drive LR Mercer by Cressey LR Oxford, The LR Oxford LR Rhythm MR Shine MR Skyway HR Triumph TH View 388 LR The Heatley at Strathcona Village MR Vya MR Wall Centre Central Park HR Woodshire TH Penthouse (PH)

C O N TA C T

238westbroadway.ca Call 604-569-3388 From $227,900 604-715-6060 Starting at $299,900 604-330-8838 From $266,900 cordovan.ca Coming Soon 604-563-6777 Coming Soon independentatmain.ca Coming Soon liveatthegem.com Coming Soon grandviewcascades.com Coming Soon 604-338-5233 Call 604-620-7886 Call 604-961-2861 Coming Soon Killarneyridge.ca Coming Soon 604-221-4450 Now Previewing 604-688-5527 From $349,900 604-877-1116 From $339,900 604-559-2011 $329,900 604-879-6400 Call 604-779-0091 Starting at $239,900 604-779-0091 Call 603-437-5315 From $389,900 604-261-3936 Call 604-436-1100 Call 604-563-6200 Call 604-330-8838 From $219,900 604-683-0900 From $199,900 604-559-1070 From $239,999 604-874-9232 From $299,900 604-719-1700 From $420,900

Live Work (LW)

City Home (CH)

High Rise (HR)

TYPE

WEST SIDE 41West 5555 Dunbar W10th & Maple Alder Crossing Aperture Arbutus Ridge Binning Tower Block 100 Cambie & 7th Cambie Star Cambria Canvas Central Citti Elizabeth Empire at QE Park Granville at 70th Kerrisdale Gardens Kits360 Lido Livingstone House MC2 Meccanica Midtown Northwest Oak One, The Opsal Parc Elise Pinnacle Living at False Creek Pinnacle Living Broadway Prodigy Q16 Radius Sail Shannon Wall Centre Kerrisdale Sixth & Steel Sixth and Willow The Laureates Tisdale Tower Green at West Village on False Creek, The Vya WEST VANCOUVER 23rd and Bellevue Evelyn Kerrisdale by Cressey WHITE ROCK / SOUTH SURREY Adagio Avra Belcroft, The Beverley Blu Breeze Elevate at the Hamptons Elgin House Essence at the Hamptons Gemini George Grandview Heights Headwaters Heights, The Hycroft Rowhouses Hyde Park Juniper Morgan Heights Morgan Living Newport at West Beach On The Course Promenade Royce Sakura Saltaire Sausalito Southbrooke South Point Walk The Village at Southwood Winter Street Woods

Mid Rise (MR)

Low Rise (LR)

Loft (LO)

C O N TA C T

MR LR MR/TH TH/Studios LR/TH MR HR HR HR/TH MR LR MR HR MR LR LR HR MR LR HR LH/TH HR MR LR HR TH MR/HR HR MR/TH MR MR MR TH LR MR LR TH TH HR TH HR MR LR HR LR LR LR HR TH MR TH TH DU LR TH LR TH TH LR TH/LR TH TH SF SF SF LR TH LR LR TH LR MR SF LR/TH SF LR TH Duplex (DP)

PRICE

41westliving.com 604-568-7551 604-239-2080 604-600-5405 778-616-7008 604-738-0001 604-646-1111 604-682-8801 604-568-5060 cambiestar.com 604-325-2216 604-875-8508 604-662-3373 604-880-6880 604-687-8800 604-568-5060 604-687-2298 604-559-9848 604-737-0360 604-872-2672 livingstonehouse.ca 604-638-9998 604-876-8819 604-563-3330 604-325-5151 604-418-6809 604-874-8368 604-876-7332 604-336-6380 604-874-8368 604-739-2080 604-221-8878 604-263-8090 604-731-5522 604-221-8878 604-267-8882 sixthandwillow.com 604-336-2800 604-221-4450 778-846-5990 604-707-9378 604-733-2010 604-559-1070

Coming Soon From $349,900 From $429,900 From $290,000 From $$450 Call From $499,900 Call Call Coming Soon Call Call Call Call Coming Soon Call Call From $540,900 From $379,900 From $513,900 Coming Soon Call From $349,900 Call Call Starting at $749,800 From $349,900 Call From $290,900 From $369,900 From $399,900 From high $300s Call Call Call Call Coming Soon Call Now Selling Call Call From $414,500 From $239,999

cressey.com 604-922-0330 cressey.com

Coming Soon Call Coming Soon

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Row Home (RH)

www.macmarketingsolutions.com We sell the homes you want to buy. /MacMarketingSolutions 82 METRO VANCOUVER NEW HOME GUIDE | NOV 28 - DEC 12, 2014

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