JUNE 9 - 23, 2017 VOLUME 2, ISSUE 12, FREE
METRO VANCOUVER EDITION
Real Estate Intelligent MLACANADA.COM
INSIDE THIS ISSUE
WINNING STRATEGIES IN A SELLER’S MARKET
DEPOSIT VS DOWN PAYMENT: WHAT’S THE DIFFERENCE?
10 TIPS FOR PERFECTLY PAINTED WALLS
Brand New Designer Display Home! Single Family Homes from just $369,900* Ask about our Master on Main Plans!
Actual Site Photo
Nature Is Your Neighbour Creekside Estates is a Master Plan Community of just
kitchens, truly the heart of your home. At Creekside
30 exclusive Single Family Home opportunities, many
Estates nature is your neighbour with endless year round
with the master bedroom located on the main floor, on
recreation, fishing, hiking, biking, and quad trails. Only
beautiful Silver Hope Creek just outside the hustle and
minutes to schools, shopping, and all the amenities
bustle of Hope, yet close to everything you need. Choose
that Hope has to offer. Easy freeway access and only
from two and three bedroom home layouts all with
25 minutes to Chilliwack.
double car garages included, and experience the gourmet
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it 1 6
Exit 170
8
creeksideliving.ca
Hop e Rd Silv er H ope Rd
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Floo d
63650 Flood Hope Rd
View Our New Display Home Open Thursday – Monday 12–6pm
604-750-0281 Prices quoted exclude GST and are subject to availability at time of visit and/or to change without notice. In our continuing effort to improve and maintain the high standard of the Creekside Estates development, the developer reserves the right to modify or change plans, specifications, features and prices without notice. Materials may be substituted with equivalent or better at the developer's sole discretion. All dimensions and sizes are approximate and are based on preliminary survey measurements. As reverse plans occur throughout the development please see architectural plans if material to your decision to purchase. Renderings are an artist’s conception and are intended as a general reference only. E.&O.E.
TO VANCOUVER
KI
32 Ave
HI
NG
GH
OR
AY W
GE VD BL
99
GE 152 St
148 St
24 Ave
TO USA BORDER
6 YPNEXTHOME.CA
HW Y1
82 AVE
80 AVE
208 ST
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84 AVE
FINAL RELEASE
JUNE 3rd
BY MULTI - FAMILY HOME BUILDER OF THE YEAR
3 and 4 bedroom townhomes
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Multi-award winning builder
Located in the heart of Morgan Crossing
contents JUNE 9 – 23, 2017 | VOLUME 2 ISSUE 12
SPECIAL INSERT ON THE COVER
MLA Canada: How a real estate marketing firm is collaborating with developers to refine condo design and buyer experience
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project profiles
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42 Argyle
Memories to last a lifetime
Housing market
Low supply, high demand and a call to action on housing shortage
trending
advice
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32
Affordability
National home sales slow in April, Vancouver sales down year over year, but gap is closing
News & views
Navigating the seller’s market, and winning the bidding war by Lydia McNutt
VICE PRESIDENT & CHIEF PUBLISHING OFFICER
Caroline Andrews
PUBLISHER & GENERAL MANAGER
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Mind over mortgage
Deposit versus down payment: What’s the difference?
Make your move
June 30: The busiest moving day of the year by Chuck Resnick
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Good reasons why you should not cosign by Gail Vaz Oxlade
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Editor’s note What’s new in Metro Vancouver real estate
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Listings directory
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What’s online
4180 Lougheed Highway Suite 102 Burnaby BC V5C 6A7 T 604.519.6080 F 604.519.6088 ypnexthome.ca ADVERTISING Call 604.519.6080 for rates and
information.
CIRCULATION Highly targeted, free distribution system
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SALES COORDINATOR
64 Hot properties
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CONTRIBUTING WRITER
Hannah Yarkony
12 Strata fees: You really do get what you pay for
Sonia Bell Wayne Karl Elisa Krovblit
Ten tips for painting great looking walls
in every issue
36
CONTRIBUTING EDITORS
district maps
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aimed at real estate buyers using street level boxes and racking, plus door-to-door insertions in key audience segments. Call 1-855-826-4200 to discuss distribution opportunities. COPYRIGHT 2017 Copyright covers the contents of this publication and prevents reproduction in whole or in part; offenders will be prosecuted. We reserve the right to refuse any advertising, to make changes or edit advertising as necessary. Care will be taken to ensure copy accuracy but no warranty is implied or given by the publisher. The publication, the publisher and the printers shall not be responsible for any typographical errors, mistakes, misprints, spot colouring or any information or lack of information furnished by the advertisers. Yellow Pages NextHome is a trademark of Yellow Pages Group Co. in Canada. EDITORIAL Editorial submissions from interested parties will be considered. Please submit to the editor by email to Lydia.McNutt@ypnexthome.ca. The views and data expressed by columnists do not necessarily represent those of the publication
JUNE 9 - 23, 2017 | NEW HOME & CONDO GUIDE 11
Editor’s Note
Ready for a rate hike?
LYDIA MCNUTT Senior Editor Yellow Pages NextHome Email: Lydia.McNutt@ypnexthome.ca Twitter: @LydiasTweets
TODAY’S UNPRECEDENTED LENDING RATES have prospective buyers eager to take advantage of lower interest payments; mortgage holders losing sleep at the prospect of rate hikes; and everyone wondering what will happen if the Bank of Canada makes a move. Well, there could be trouble brewing – at least according to the latest Manulife Bank Homeowner Debt Survey. Manulife reports that many Canadian homeowners, particularly Millennials, lack the financial flexibility needed to manage rising interest rates, unforeseen expenses or interruption in their income. The survey says: • Twenty-five per cent of Millennials have no emergency savings. • One in four homeowners were “caught short” at least once in the past year, with insufficient money on hand to manage daily expenses. • Seventy per cent of Canadians would not be able to handle a 10-per-cent rate increase. While the likelihood of mortgage rates spiking 10 per cent in the near future is slim to none, here’s what you can do to help insulate yourself from the looming threat of any increase: • Stress-test your mortgage against a higher rate, to ensure you can service a larger debt load. • Don’t spend the maximum you can afford. With the current five-year fixed rate as low as 2.24 per cent, your dream home may be a reality today, but will you still be able to afford the payments at a rate of 5.5 per cent, or more? • Consider all your expenses, including student loans, car payments, taxes, bills, and don’t forget about savings and retirement! In the meantime, rather than piling on the debt, take this low rate environment as your opportunity to pay down your existing debt faster, so when rates do rise, you won’t lose any sleep.
PRICED OUT? HERE ARE YOUR OPTIONS
READ THE STORY ONLINE With decreasing housing affordability, hopeful homebuyers find themselves steady targets of advice bombs about how to save more and spend less – all potentially good and feasible options for maximizing your available funds. But ultimately, if you can’t comfortably afford to buy that home, the choice should be clear. Read the full story… nexthome.yp.ca/priced-out
+ get social 12 YPNEXTHOME.CA
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The third and final release of homes at South Ridge Club, Grandview, is a collection of 72 luxury executivestyle townhomes inspired by the surrounding West Coast landscape. These elegant three, four and five bedroom homes range from approximately 1,300 to 2,000 SF. Each home extends your living space outdoors with expansive patios and private rooftop lanais up to 860 SF, with exclusive access to a 6,500 SF clubhouse. * Limitations apply. Offer available for a limited time only. Contact our Sales Team for more details at 604.582.1113 or by email at southridgeclub@adera.com.
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No Foreign Buyer Tax No HST No Land Transfer Tax JASPER HOUSE CONDOMINIUMS ON THE PARK, EDMONTON
ONE, TWO AND THREE BEDROOMS FROM $291,900
FREE PROPERTY MANAGEMENT FOR 2 YEARS DEVELOPED BY
* Rental rate based on Lamb Development Corp.’s current market evaluation. ** Based on an interest rate of 3%, with 25% down and 25 year amortization P&I. Renderings are an artist’s impression. All prices, sizes and specifications are subject to change without notice. E.&O.E.
ONE BEDROOM - 520 SQ. FT. PLUS BALCONY SELLING PRICE
$291,900.00
RENT YEAR 1
$1,595*
MONTHLY COSTS
$1,482.22**
(Property tax, condo fees, and mortgage)
ANNUAL PROFIT FROM RENT
$1,353.36
PRINCIPAL PAID FROM RENT
$5986.90
TOTAL ANNUAL PROFIT
$7,340.26
ANNUAL RATE OF RETURN FROM RENT
10%
CALGARY
buy real estate in Canada.
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ONE BEDROOM - 525 SQ. FT. PLUS BALCONY SELLING PRICE
$310,900.00
RENT YEAR 1
$1,600*
MONTHLY COSTS
$1,523.94**
(Property tax, condo fees, and mortgage)
ANNUAL PROFIT FROM RENT
$912.72
PRINCIPAL PAID FROM RENT
$6,376.63
TOTAL ANNUAL PROFIT
$7,289.35
ANNUAL RATE OF RETURN FROM RENT
9.4%
FREE PROPERTY MANAGEMENT FOR 2 YEARS DEVELOPED BY
FOR MORE INFORMATION EMAIL INFO@LAMBDEVCORP.COM OR CALL 416.368.5262
Vancouver | Downtown Vancouver SEABUS 13
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NEW CONDOS: 1. VIRTUOSO
6. AVENUE ONE Presentation Centre 88 Pacific Blvd. avenueone.ca
118 - 6033 Gray Ave 604-221-8878
2. 1555 WEST EIGHTH 1555 W 8th 604-828-3998 1555w8.com
3. AVALON MEWS 5808 Wales 604-438-5050
4. BELPARK Vancouver Westside 604 891 1281
5. PROXIMITY 2nd Ave & Ont 604-731-3500
16 YPNEXTHOME.CA
7.
THE SMITHE 1035 Seymour Street 604-689-7003
8. 1335 HOWE Downtown Vancouver Onni.com
9. ETON 5696 Berton Avenue 604-221-8598
10. THE GREY Dunbar and 16th thegreyliving.com
NEW HOMES: 11. INTRACORP TOWNHOME COLLECTION, 7302-7358 GRANVILLE www.intracorp.ca/townhomes/c/granville59th/ 604-891-1288
12. ASTON Oak and 38th 604-418-6809
13. MIRABEL 1345 Davie St. mirabelbymarcon.com 604-273-1313
NOW SELLING SALES GALLERY 1035 SEYMOUR STREET (BETWEEN HELMCKEN AND NELSON)
TheSmithe.ca 604.689.7003 | info@TheSmithe.ca
THOUGHTFULLY DESIGNED 2 + 3 BEDROOM DOWNTOWN RESIDENCES STARTING FROM 1,000 SQFT, THESE ELEGANT INTERIORS ARE DESIGNED WITH AN OBSESSION FOR DETAIL TO CREATE AN UNPRECEDENTED EXPERIENCE FOR OUR HOME OWNERS — INCLUDING NATURAL STONE FLOORING THROUGHOUT ALL HOMES, IMPORTED ITALIAN CUSTOM KITCHENS FROM BINOVATM , AND WOLF AND SUB-ZERO APPLIANCES.
THIS IS NOT AN OFFERING FOR SALE. ANY SUCH OFFERING CAN ONLY BE MADE BY WAY OF DISCLOSURE STATEMENT. E. & O.E.
Trending
National home sales slow in April Vancouver sales down year over year, but gap is closing NATIONAL HOME SALES dropped 1.7 per cent in April, according to the latest statistics from the Canadian Real Estate Association (CREA). This was the case on a month-over-month basis in two-thirds of all local markets, led by the Greater Toronto Area (GTA) and offset by gains in Greater Vancouver and the Fraser Valley. Actual (not seasonally adjusted) activity was down 7.5 per cent year-over-year, with declines in 70 per cent of all local markets. BC’s Lower Mainland saw the biggest drop in sales. “Sales in Vancouver are down from record levels in the first half of last year, but the gap has started to close,” says CREA President Andrew Peck. It’s a different story in Ontario, where the province’s Fair Housing Plan is starting to show signs of cooling. “The number of new listings in April spiked to record levels in the GTA, Oakville-Milton, HamiltonBurlington and Kitchener-Waterloo, where there had been a severe supply shortage. And with only 10 days to go between the announcement and the end of the month, sales in each of these markets were down from the previous month,” says Gregory Klump, CREA’s chief economist. “It suggests these housing markets have started to cool. Policy makers will no doubt continue to keep a close eye on the combined effect of federal and provincial measures aimed at cooling housing markets of particular concern, while avoiding further regulatory changes that risk producing collateral damage in communities where the housing market is well balanced or already favours buyers.” The number of new listings jumped 10 per cent in April 2017, led by a 36-percent increase in the GTA. The jump in new listings and drop in sales eased the national sales-to-new listings ratio to 60.1 per cent in April compared to 67.3 per cent in March, 18 YPNEXTHOME.CA
indicating a seller’s market. The ratio was above 60 per cent in just over half of all local housing markets in April, mostly in British Columbia and southwestern Ontario, including Greater Vancouver and the Fraser Valley. As of end of April, there were 4.2 months of inventory on a national basis, up slightly from 4.1 months in March when it fell to its lowest reading in almost a decade. Price gains accelerated for all benchmark housing categories. Twostorey single-family homes posted the strongest year-over-year price gains (up 21.8 per cent), followed closely by townhouse/row units (up 19.9 per cent), apartment units (18.8 per cent) and onestorey single-family homes (17.2 per cent). While benchmark home prices were up from year-ago levels in 11 of 13 housing markets tracked by the MLS House Price Index, price trends continued to vary widely by location.
MORE TRENDING ONLINE ypnexthome.ca/news
After having dipped in the second half of 2016, home prices in BC’s Lower Mainland have been recovering, up year over year and now at new heights or trending toward them. Greater Vancouver was up 11.4 per cent year-over-year, while Fraser Valley rose 18 per cent in the same time period. Meanwhile, benchmark home price gains remained in the 20-per-cent range in Victoria and elsewhere on Vancouver Island. The actual (not seasonally adjusted) national average price for homes sold in April 2017 was $559,317, up 10.4 per cent year over year. The national average price continues to be pulled upward by sales activity in Greater Vancouver and Greater Toronto, which are two of Canada’s most active and expensive housing markets. Excluding these two markets from calculations trims more than $150,000 from the average price.
Real Estate Intelligent MLACANADA.COM
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NEW CONDOS:
NEW CONDOS:
A1. BROOKLYNN
B1. RAVENSWOOD
A1
LOGGERS LN
QU E E NS WAY
B1
467 Mountain Hwy, 604 770 1663 brooklynnliving.com
B3
RAVEN DR
A2. PROMENADE AT THE QUAY 21 Lonsdale Avenue 604-986-8862
FINCH DR
A3. GROSVENOR AMBLESIDE grosvenorambleside.com 604-922-1380
ROBIN DR
MAGEE ST
B2
99
www.ravenswoodliving.ca 604-670-7862
B2. SUMMITS VIEW AT EAGLEWIND 38220 Eaglewind Boulevard 604-892-5888
B3. SEVEN PEAKS 39548 Loggers Lane 604-292-9354
NEW HOME: A1. GREEN ON QUEENSBURY Moody & Queensbury qualex.ca/green CH E
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We are a real estate development, investment and management company that strives, solves and evolves to create better spaces and stronger communities. We are Growing Places. anthemproperties.com
rton
Dolla
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QUALITY. CRAFTSMANSHIP. VALUE.
BUILT FOR FAMILIES TODAY AND FOR GENERATIONS TO COME SO
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Inspiration | DESIGNER ADVICE
10 TIPS FOR PAINTING
GREAT LOOKING WALLS By Jane Lockhart
As a prospective new-condo owner, you’ll have two choices: either stick with the standard “builder beige,” or refine your painting skills, put on a pair of coveralls and give it a shot. This is not to say that all new condos are adorned with builder beige, but chances are your space could probably use a new coat. 22 YPNEXTHOME.CA
I was trained to paint properly way back when I started my design career more than 20 years ago. Some of you may know that I began as a junior designer at Benjamin Moore Paints. I never dreamed that I would learn so much useful information about colour and paint. So before you tackle any painting job, big or small, follow these simple rules for a seamless finish.
…continued on page 24
NORTH SHORE/SQUAMISH/WHISTLER
start your search here.
Whether you’re renting or buying, finding your next home has never been so easy.
JUNE 9 - 23, 2017 | NEW HOME & CONDO GUIDE 23
good finish. It is best to brush a little of the edges then roll into that wet paint, and continue this process down the wall. It takes longer but you will find the coverage of the colour more even. 8. Always use two coats of paint Yes, you usually need two coats of paint to develop the colour well or to ensure you don’t miss any spots. There are some brands of paint that suggest you only need one coat, but I have found this to work only with a light colour over another light colour, and when I take my time applying the paint.
2. Buy a sleeve with a plastic centre The sleeve is the furry cylinder that you put on the metal cage or handle. If you buy a cheap sleeve with a cardboard interior, it will start to fall apart when it gets wet in the paint. Then it will leave small fluffs on your wall and all your hard work ends up looking poor.
more paint, which means you go to the tray less often and this will speed up the job. Really soak the roller in the tray so it absorbs the paint. 5. Avoid tiny strokes in a small area When applying the paint to the wall, do not roll it in tiny strokes back and forth in one small area. Begin by rolling a large “W” on the wall with the roller and then roll the wall fully from top to bottom. This will lay out the paint better and faster.
3. Buy a large paint tray This is so much easier, as you can pour almost a full can of paint into the tray which means less pouring of paint and hopefully less mess. This also means less stopping of the job to pour paint into the tray.
6. Apply the recommended amount of paint People often try to stretch their can of paint a little further by not applying as much as suggested by the manufacturer. There is no value in this as the paint is meant to be applied to a certain thickness to give you the right colour and durability. Too little paint compromises this.
4. Really coat the roller sleeve When putting paint on the roller, really coat the roller sleeve. It is designed to hold paint! Fluffier roller sleeves hold
7. Don’t brush all the edges first Although it is tempting to cut-in or brush all the edges of the walls before rolling the paint on, you are less likely to get a
9. Store your paint cans upside down Paint does not “go bad” as long as it’s not kept in extremely cold conditions. Seal the lid very well (place the lid on the can, cover with paper, and hammer the lid in place, remove paper) and turn the can upside down in a cool, dry area for storage. When the can is turned right side up again, it mixes before you dip your brush in. 10. Buy a good paintbrush Buy one good paintbrush. Cost can be an issue, but a good brush means you will only buy it once if you clean it after you have done the job. A good brush has “flagged” ends and is angled. Flagged ends look like the bristles are uneven and with split ends. This lays out the paint in a much smoother fashion. And once you do clean your brush, use the hole in its handle to hang it up to dry. Never leave a paintbrush sitting in a pot! I use a wire coat hanger turned upside down to dry my brush. (Hook the brush’s handle on the “J” shaped end of the hanger and hook the triangular part of the hanger over a doorknob.)
Jane Lockhart is founder and principal designer of Jane Lockhart Interior Design. She was creative director and host of W Network’s top-ranked show, Colour Confidential, and has a Canadian-built furniture collection, Jane by Jane Lockhart, by Statum Designs. Visit online at janelockhart.com.
24 YPNEXTHOME.CA
PHOTOGRAPHY BY BRANDON BARRE, BRANDONBARRE.COM
1. Buy a metal cage The cage is the metal handle that holds the actual roller or sleeve. The better this is, the longer it will last. It won’t squeak when rolling or rust when washed.
NORTH SHORE/SQUAMISH/WHISTLER A L A N D M A R K CO M M U N I T Y O N T H E PA R K
Discover one of the North Shore’s hidden treasures.
1 , 2 & 3 B e d ro o m Re sid e n ce s o n t h e Pa rk
R EG I STE R N OW Q UALE X .C A /G R E E N This is not an offering for sale. Any such offer can only be made by way of disclosure statement. E.&O.E. ™ denotes one or more trademarks of Qualex-Landmark Management Inc. used under license by Qualex-Landmark Northern Limited Partnership.
JUNE 9 - 23, 2017 | NEW HOME & CONDO GUIDE 25
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53A ST
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75A AVE 74 AVE
C OAST TSAW WAS S E N I N N
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No 5 Rd. and Steveston Hwy. 604-271-3331
BOU N DARY BAY R EG IONAL PAR K
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WWW.THEAGENCYREM.COM
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PROJECT SALES AND MARKETING PROFESSIONALS 604-453-6600
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No. 3rd across from Capstan Skytrain 604-285-9983
Oval Village riverparkplaceliving.ca
DEAS ISLAND REGIONAL PARK
17
9560 Tomicki Ave 604-276-8865
72 AVE
113 ST
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/THEAGENCYREM
DELTA
Gardens AT HOME IN THE
SOCIAL HEART
North Delta Recreation Centre
Register Today DELTAGARDENS.CA
Home Store COMING SOON 11501 84th Avenue, North Delta
N
84 ave. 114 st.
116 st.
This is currently not an offering for sale. Such an offering can only be made by way of disclosure statement. E.&O.E. Sales and Marketing provided by Fifth Avenue Real Estate Marketing Ltd. 604-583-2212
THE NEW TOWERS www.rivergreen.com 604.233.2633
In a continuing effort to meet the challenge of product improvement, the developer reserves the right to modify or change plans and specifications without notice. Pictures, drawings, digital renderings and landscape plans are for illustrative purposes only and are subject to change. Refer to disclosure statement for specific details. E&OE.
PRESENTATION CENTRE (By Appointment Only) 5111 Hollybridge Way, Richmond V7C 0A3
This advertisement is not an offering for sale. Such an offering can only be made with a disclosure statement. E. & O. E.
Advice | NEWS & VIEWS
Navigating the seller’s market, and winning the bidding war By Lydia McNutt
MORE ADVICE ONLINE ypnexthome.ca/news/advice
VANCOUVER’S HOUSING MARKET appears to be shifting back in favour of sellers – at least in some segments of the market. This is according to a recent report from the Real Estate Board of Greater Vancouver (REBGV). “Our overall market is operating below the record-setting pace from a year ago and is in line with historical spring levels. It’s a different story in our condominium and townhome markets,” says Jill Oudil, REBGV president. “Demand has been increasing for months, and supply is not keeping pace. This dynamic is causing prices to increase and making multiple offer scenarios the norm.” If you’re shopping for a condo or townhome, you can expect some serious competition. Here’s are some tips for winning the war – the bidding war, that is.
Pre-approval peace of mind So, you think you’ve finally found your dream home, only to later learn that it’s not in your budget. Stings, doesn’t it? A mortgage pre-approval gives you the freedom to shop, knowing that: a) your lender has agreed to the sum; a) you can actually afford said sum; and c) you’ll lock-in your low mortgage rate for up to 90 days. If you do find yourself in a multipleoffer scenario, you’ll know exactly how much to bid without breaking the bank. 32 YPNEXTHOME.CA
Line up your soldiers An experienced real estate agent, financial adviser and lawyer are vital to your home-buying success. These professionals will help you keep your emotions in check and make a wise purchasing decision based on facts and figures, not feelings. Remember that buying a home can be emotional, but an investment of this magnitude is a decision to be governed by your brain, not your heart. Your team of experts will lead you with an unbiased eye.
clear of the “house poor” or worse, the “no house” scenario.
It’s time for a reality check Keep a level head when making an offer, and don’t let your emotions get the best of you. Multiple offers may be rolling in on your dream home, but don’t let yourself become a bidding war casualty. A home is only worth so much, and it’s up to you to decide what that magic number will be. Set your budget and stick to it.
Compare and conquer
#Winning
Once you have a budget and your team of soldiers at the ready, you can hit the streets. Compare homes to others that sold in the same area. Your realtor has access to the Multiple Listing Service (MLS), giving you information like sales volumes, average price and days on market, both by housing type and neighbourhood. You can then make an offer that you’re comfortable with, based on real market conditions. Make a smart bid that reflects what the home is worth and what you can comfortably afford, even if – and when – interest rates rise one, two, three per cent. By planning ahead, you can steer
Winning the housing market game can be viewed in a number of ways. To some, it means getting the home they love, at any cost. To the smart buyers out there, winning means knowing the difference between good value and over-value, and making a sound purchasing decision that you can live with for years to come. Lydia McNutt is an award-winning writer and the editor of New Home & Condo Guide. Lydia’s love of architecture, interior design and the written word have landed her happily at YP NextHome, where real estate rules. Email Lydia.McNutt@ypnexthome.ca, and follow her on Twitter @LydiasTweets
RICHMOND/DELTA/LADNER/TSAWWASSEN
OCEANSIDE LIVING FROM $599,900. NO GST $10,000 OFF NEXT 5 HOMES
NOW SELLING • A collection of 42 townhomes & 20 duplexes from 1,270–1,700 sq. ft. • Buyer does not pay GST & foreign buyer PTT is exempt • Conveniently located by Hwy 17 and across from the Tsawwassen Mills and Tsawwassen Commons Shopping Centres • Steps to nature trails, the ocean front and 2km boardwalk
Tsawwassen Mills Mall
Sales Centre 1875 Tsawwassen Drive (last right before the ferry terminal) Open 12-5 daily, except Friday
Salish Sea Dr
Register Today tsawwassenshores.com 604 943 6677
Artistic rendering. The developer reserves the right to make changes and modifications to the information contained herein without prior notice. E.&O.E.
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JUNE 9 - 23, 2017 | NEW HOME & CONDO GUIDE 33
Surrey | Langley 116TH AVE
OR
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176TH ST
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SERPENTINE FEN NATURE RESERVE
A2. CLAYTON WALK Fleetwood claytonwalk.com
B1. HUTTON 99
76A Ave & 210 Street. 604-881-7882
B2. EVERLY GREEN 8217–204B Street 604-371-3832
B3. GABRIOLA PARK 20298 82nd Ave.
B4. WALDEN
204 St. & 84th Ave. 604-561-0889
B5. ARGYLE
20901 83 Ave. 604-371-0229
B6. ASHBURY + OAK 8138 204th Street 604-539-6281
34 YPNEXTHOME.CA
DE
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48TH AVE
NEW HOMES:
A1. HARVEST AT BOSE FARMS 16488 64 Ave. 604-576-7722
40TH AVE
240TH ST
232RD ST
216TH ST
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72ND AVE
99a
NEW HOMES:
AV E
B5 208TH ST
200TH ST
192ND ST
184TH ST
168TH ST
160TH ST
152ND ST
B6
80TH AVE
72ND AVE
SURREY
TH
B4 1a 144TH ST
128TH ST
120TH ST
112TH ST
King George Blvd
80TH AVE
96
D
Fra se
GOLDEN EARS BRIDGE
96TH AVE
GL OV ER R
TYNEHEAD REGIONAL PARK
216TH ST
GREEN TIMBERS URBAN FOREST PARK
96TH AVE
PHASE 5 SELLING FAST!
NATURAL LIVING ON YORKSON PARK
A collection of 3 and 4 bedroom BC cottage style townhomes on Yorkson Park by local award winning developer, Royale Properties. 1,400 to 2,214 Sq. Ft. of living from just $575,900*
Visit our 2 designer display homes today.
gabriolapark.com
Presentation Centre Open Daily 12 to 5pm (closed Fridays)
20498 - 82nd Ave Langley
*Prices quoted are exclusive of taxes, subject to availability at time of visit and/or change without notice. Renderings are an artists conception and intended as general reference only. E.&O.E. Sales and Marketing provided by Fifth Avenue Real Estate Marketing Ltd. fifthave.ca
Advice | CONDO SENSE
Property management fees can come with great benefits for homeowners, such as this cosy outdoor theatre at Lumina Brentwood
STRATA FEES:
You really do get what you pay for By Cameron McNeill
FOR THOSE OF YOU who are
contemplating buying a condo but are uneasy about the monthly strata fees, don’t be so concerned! Although strata fees are typically viewed in a negative light because they’re just another monthly cost you must budget for, these fees actually come with some huge benefits to the homeowner. » What are my fees contributing to? There are two funds that every strata corporation in BC must maintain: an operating fund and a contingency reserve fund (CRF). The operating fund is used to pay for common expenses that maintain the building (often these are expenses that occur more than once a year). This includes building insurance, property manager’s fees, gardening, garbage collection, water, maintaining common property, upkeep of amenities, cleaning, repairs, etc. The CRF is the fund that’s typically used to pay for larger, 36 YPNEXTHOME.CA
unexpected expenses that might include a lobby upgrade, new roof or gutters. » How are my strata fees determined? Typically, strata fees are determined by your Strata Council and are approved by a majority vote at the Annual General Meeting (AGM). The fees can be reexamined throughout the year if the Strata Council deems necessary. Within two weeks of the budget passing, the strata corporation must inform owners of the new strata fees. Your individual strata fee is assessed by taking the total cost of the strata’s expenses and dividing that by the unit entitlement (square footage) of your strata lot. The larger the home, the bigger the fee. In the case of presale developments, a property management company is hired by the developer and is responsible for creating the initial operating budget and strata fee schedule which can then be adjusted when the strata council is created at completion. » Security and peace of mind Unlike single-family homes, where you are completely responsible for
managing and paying for all repairs and maintenance, your strata fees are a fixed monthly sum that will cover all the everyday expenses associated with the maintenance of your condo building and pay for the appropriate people to manage and fix any issues. It means you don’t need to shovel or salt a driveway, clean gutters, or paint the exterior. If you’re in the market for a condo, keep in mind that strata fees are a way of planning and accounting for the shortand long-term costs associated with your home. When it’s time for those substantial repairs, you shouldn’t be inconvenienced by a large bill!
Cameron McNeill is co-president of MLA Canada, a comprehensive real estate service provider. Partnering with residential developers, MLA Canada offers an unmatched level of expertise in advisory services, market intelligence, project marketing, sales, customer care and administration. Visit mlacanada.com
MORE ADVICE ONLINE ypnexthome.ca/news/advice
SURREY/LANGLEY
JUNE 9 - 23, 2017 | NEW HOME & CONDO GUIDE 37
Advice | MIND OVER MORTGAGE
Deposit versus down payment: What’s the difference? By Alisa Aragon
DO YOU KNOW THE DIFFERENCE
between a deposit and down payment, and when each of needs to be paid? The deposit is the money that you put down to secure the property that you are purchasing. In other words, proof to the seller that you are serious about buying. When you make your offer on a home, the seller will require a deposit. There is no set amount. That will depend on the purchase price and how quickly you will close on the sale. The deposit is applied against the purchase price of the property on closing, and will become part of the down payment. If you back out of the deal, for whatever reason, your deposit is lost. The down payment is the money that you pay up-front when purchasing a property. Down payments typically range between five and 20 per cent of the total value of the property. The minimum down payment required to purchase a property is five per cent. There are different down-payment requirements, based on your specific circumstances. If you are an employee, you can put as little as five-per-cent down. For selfemployed individuals, it can be as low as 10 per cent and if you are purchasing a rental/ investment property, you will need to put a minimum of 20 per cent down. The full amount of the down payment is payable when the sale closes. Here are some examples:
Example 1: The Smiths are buying a property with a purchase price of $525,000. They will be
making a 10-per-cent down payment ($52,500). They removed subjects and their offer has become a firm deal. At this point they give a deposit of $26,250. When they close, the buyers will need to pay the balance of the down payment of $26,250. Together, the two payments equal a total down payment of $52,500.
Example 2: The Jones are buying a property that is under construction, and the developer is asking for a 10-per-cent deposit. The property that they are purchasing is $619,900 plus GST. They have given a deposit of $61,990. The
MORE ADVICE ONLINE ypnexthome.ca/news/advice
total final purchase price, including GST, is $650,895. The buyers are only making a down payment of five per cent ($32,544.75). The buyers will be getting the difference back at the time of closing, after the deductions have been made for the closing costs. Consider working with a professional mortgage expert, who can help you find the best mortgage based on your unique needs.
Alisa Aragon is a mortgage expert who develops customized strategies for each client. For more information, visit Dominion Lending Centres Mountain View, YMSG.ca, or email aaragon@dominionlending.ca
38 YPNEXTHOME.CA
T RS FI
E AS LE RE
G IN M ON CO SO IT’S TIME TO RECONNECT 36 spacious townhomes in a peaceful, secluded Langley neighbourhood With local walking trails and family parks as a backdrop, Hutton is your opportunity to get reconnected to the things you value.
Pricing from the low $500’s
604.881.7882 HUTTONTOWNHOMES.CA Developed by
Marketing & Sales by
Advice | MAKE YOUR MOVE
June 30: The busiest moving day of the year 2 weeks to 1 week in advance… » Make a “survival closet” of items you will need to clean the place once furniture is moved (broom, dustpan, cleansers), and even snacks that you can grab quickly during the process. » Either start packing or make sure your mover begins. Label boxes as you pack with both the contents and which room each will go into at your new digs. Write the destination room on the top and sides of each box. » Schedule disconnects for utilities and phone, but make sure you still have the use of your phone line on moving day. At the same time, arrange for hook-ups at the other end. » Cancel newspapers, cable TV, security system monitoring and any companies you use for services such as cleaning and lawn maintenance. » Mail out change-of-address cards.
By Chuck Resnick
MORE ADVICE ONLINE ypnexthome.ca/news/advice
TIMING IS EVERYTHING, and when it comes to ensuring a successful move, that statement rings true. Particularly with the busiest moving day of the year fast approaching, on June 30. Even if timing isn’t “everything,” some careful planning and forethought helps “everything” happen efficiently. The point is, as soon as you decide to move, start your thinking process, explore your options and take action. First, are you going to move yourself, or will you hire movers? It’s best to book the truck or the moving company at least a month ahead, and preferably more. Keep in mind that because of more cooperative weather, late spring, early summer and early fall are the most popular times of the year for moves. If you wait too long to book, you may have trouble getting someone during those seasons. Let me repeat: June 30 is the busiest moving day of the year! Next, are you going to pack or take advantage of professional packing services? If you are thinking DIY, start collecting/buying boxes and packing material. Remember that professional movers usually sell standard-size boxes that are sturdy and easy to stack, as well as paper that can protect your items without leaving newsprint behind. Last, but not least, what do you want/ need to move? Now is the time to purge all of those unnecessary items that have been at the back of your closets for 40 YPNEXTHOME.CA
months, and often years. The less “stuff” you move, the easier and less expensive it will be. Following is a handy reference for what to do, and when: A month before the move … » De-clutter, sort, pitch, give away, donate to charity, host a yard sale – whatever – but pare down your stuff. » Obtain change-of-address cards from your local post office. » Notify magazines, insurance companies, banks, credit card companies, schools and employers of your change of address. » Start using up food and perishables to minimize what you throw out on moving day. » If you are moving to a new home or condo that includes appliances, ask for the owner’s manuals ahead of time.
The day before the move… » Clean out, defrost and dry the fridge and freezer. » Get to a bank machine and take out enough cash to carry you over. » Pack a last-minute essentials bag/box. » Arrange for children and pets to be looked after elsewhere on moving day. On moving day… » Double- and triple-check rooms, closets, the garage and basement to ensure that you have all of your things and the areas are left clean. » Don’t forget to carry your own (family’s) valuables, cash and items relevant to the move, and all other important documents. Chuck Resnick is vice-president of marketing and operations, Two Men and a Truck Canada. twomenandatruck.ca
Property Profile | ARGYLE
Argyle Memories to last a lifetime Location
Langley Builder
Crescent Creek Homes Development
Argyle Home Type
Townhomes Sales Centre
20901 – 83 Avenue Contact
liveatargyle.com or call 604.371.0229
TUCKED INTO A QUIET, residential neighbourhood that’s within walking distance of the burgeoning amenities of Langley, Argyle is turning heads and winning hearts. Now under construction with some homes ready for immediate occupancy, Argyle is a boutique collection of just 22 stylish townhomes ranging from two-bedroom to family-friendly, four-bedroom plans offering as much as 2,123 sq. ft. “Because the community is flanked by single-family homes on the north and east sides, it feels very open and you get some wonderful views of the North Shore Mountains,” says Serena Gaspranov, sales manager.
Savvy by design Inside, Argyle boasts crisp modernism accented by careful attention to detail. Kitchens are designed as a social hub with generously sized islands, polished quartz counters and backsplashes, upscale stainless steel appliances, and a trio of whimsical pendant lights to add a sense of sheer fun. Spa-inspired bathrooms include largeformat porcelain tile flooring and shower surround, as well as Shaker-style cabinetry and dual sinks above generously sized storage. 42 YPNEXTHOME.CA
Plus, there’s the convenience of a main-floor powder room that’s ideal for young moms, visiting grandparents and guests of all ages. “In addition to landscaped and fenced yards, Argyle homes also include a ground-level patio and deck off the kitchen or living room, so you’ve got easy access when you’re barbecuing or entertaining,” Serena says. “Some also have a second deck off one of the bedrooms.”
Exciting neighbourhood “Argyle is the last residential property to be developed in this Yorkson neighbourhood,” Serena adds. “So, not only will it just keep getting quieter living here, but you’ve already got a diverse array of local amenities in place.” No kidding. Hot spots include restaurants, ranging from casual to fine dining; schools, like the Lynn Fripps Elementary School that’s only half a block away; shops; transit; and entertainment venues like Cineplex and the Langley Events Centre. They’re all just minutes away. Plus, the outdoor recreational choices are nothing short of outstanding. Trails and parks, golf, swimming, equestrian opportunities — all are waiting exploration. Argyle’s presentation centre and show home are open noon to 5 p.m. daily at 20901 – 83 Ave. in Langley. All 22 homes will be complete and ready for move in by September. For more information visit liveatargyle.com or call 604.371.0229.
Top List
7 free events to enjoy in Vancouver this summer by Megan Jones
VANCOUVER IS HOME to plenty of free and family-friendly events throughout the year. Here are a few to jazz up your calendar this summer.
Deep Cove Concerts From July through most of August, musicians take to the stage in Deep Cove’s Panorama Park (named for its spectacular views of ocean and mountains) for free concerts each Friday evening. Past acts have included Blues artist Gary Comeau and the classic Motown group The Dynamics.
Summer Sessions Concerts Also on the North Shore, this evening concert series lights up Shipbuilder’s Square at the bottom of Lonsdale Avenue each Saturday evening (from 7 to 10 p.m.) July through August. Bring your own chair and enjoy free performances from local musicians – as well as artisan vendors and food trucks. Bonus: weekly prizes are given to the best dancer of the night.
Harmony Arts Festival From North Vancouver to West Vancouver, check out Harmony Arts Festival for 10 days of outdoor concerts along with an art walk, wine garden, kids programs and more free events. Located on Argyle Avenue, near John Lawson Park, views of the ocean and mountains makes for a spectacular backdrop at this community spirited festival. 44 YPNEXTHOME.CA
Fresh Air Cinema Looking for something to do on a Tuesday evening? Grab a blanket and your favourite movie snack and head to Stanley Park for a free outdoor movie on the big screen. Movies begin at sunset (about 9:20 p.m.) each Tuesday from July through August.
Car Free Day Celebrate the environment and your own community on Car Free Day this June. Neighbourhoods across the city, from Mount Pleasant to Kitsilano to Commercial Drive, will participate by closing one main street to traffic and filling it with concerts, vendors, food trucks and markets.
Vancouver Farmers’ Markets There’s no better way to spend a weekend in Vancouver than by touring its vibrant farmers’ markets. They are all free to attend, but be sure to bring your wallet, in case you get hungry for local cherries! From Trout Lake (one of
Vancouver’s original markets) to Riley Park outside Nat Bailey Stadium, there’s a market for everyone this summer.
Honda Celebration of Light This fireworks competition takes place on weekend nights from July to August, showcasing magnificent displays from some of the world’s best fireworks designers. You can watch the fireworks from the city’s main beaches including English Bay and Kits Beach. This year, it’s Japan, the UK and Canada competing, rain or shine. Don’t feel that you need to break the bank to have fun in Vancouver this year. Choose from one of the many free events happening this summer, and you’ll create memories without even opening your wallet.
This content was originally published on YP.ca. Read more YP travel tips and city guides at yp.ca/tips
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• Low density neighbourhood surrounds you! Fra
ser
No .1 Y
604.576.7722 | 16488 64 Ave. Cloverdale, Surrey
64th Ave. Harvest at Bose Farms Bose Forest Park No. 10 HWY
176 St
Open Daily 1 - 5pm (except Fridays)
HWY 91
152 St.
LiveAtHarvest.ca
HW
Y
HW
176TH ST
184TH ST
176TH ST
184TH ST
168TH ST
152ND
South Surrey | White Rock
40TH AVE
SERPENTINE FEN NATURE RESERVE
9
CR
CRESCENT BEACH / BLACKIE SPIT
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CE
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99a
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99 32ND AVE 11
6
26TH AVE
24TH AVE 7
Ki
24TH AVE
ng
152ND ST 2
MA R
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24TH AVE
16TH AVE 160TH ST
148TH ST
140TH ST
128TH ST
y
16TH AVE
1
Hw
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5
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16TH AVE
8 10
or
20TH AVE
Ge
SOUTH SURREY ATHLETIC PARK
2
168TH ST
SUNNYSIDE ACRES URBAN FOREST PARK
CRESCENT PARK
164TH ST
4
15
5
10TH AVE
DR
8TH AVE
8TH AVE
SOUTH SURREY / WHITE ROCK NEW CONDOS:
NEW HOMES:
1. BEACHBOROUGH
1. EDGEWOOD GATE
14022 North Bluff Road beachborough.ca
2. MIRAMAR VILLAGE Coming Soon 604-542-8882
5. SOHO Presentation Centre 2280 - 163 St. 604-560-0272
Presentation Centre 166 Street & 21 Avenue 778-294-9077
2. QUINN 16355 23 Ave. 604-720-7478
6. PLATEAU AT GRANDVIEW HEIGHTS Preselling from 15879 29A Avenue, Surrey 604-560-6438
3. HYCROFT 2 16467 - 24th Ave. 604-541-2495
4. GRANDVIEW AT SOUTHRIDGE CLUB 15828 Mountainview Dr 604-582-1113
SEARCH ONLINE ypnexthome.ca
46 YPNEXTHOME.CA
7.
ZIRKON 2528 156th St 604-298-3000
8.
SWITCH 24th Ave & 164th 604-581-8080
9.
HARVEST AT BOSE FARMS 16488 64Ave 604-576-7722
10. EVOLVE AT THE HAMPTONS 24th Ave & 164th essenceliving.com/evolve
11. SOUTH POINT WALK Sales Centre 29A & 152nd St 604-560-3238
The Coast is Calling
299,900
1 bedroom
from
$
1 bdrm + den
from
$
from
$
2 bdrm + den 3 bdrm + den
319,900
from
649,900 719,900
$
ARRIVING SOON Luxurious residences located in the coveted West Beach area of White Rock. Ranging from 600 – 1,800 sq.ft. PRE-S A LE REG I S T R AT I O N S N OW ACCEP T E D
beachborough.ca 604-541-0880 Sales by disclosure statement only. Texor Homes 245 – 9600 Cameron St, Burnaby.
SOUTH SURREY/WHITE ROCK ALREADY
50% SOLD!!
looking for a new home? It’s only a tap away. Find the perfect new home or condo in the neighbourhood that fits your lifestyle. S TART S EARCHI NG NOW!
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48 YPNEXTHOME.CA
SOUTH SURREY/WHITE ROCK
BEAT THE HEAT WITH AN AIR CONDITIONED HOME Situated in South Surrey’s popular Grandview Heights, Evolve is designed to be a lifestyle alternative to single-family living. Enjoy the luxury features typical of a single-family home, without the extensive maintenance and up-keep. All homes come with natural gas features including forced air heating with an option for AC, range, BBQ outlet, gas water heater and radiant in-floor heating in ensuites. KitchenAid appliances, glass bannisters, fireplace with custom built-in entertainment centre and a paneled feature wall provide style normally reserved for custom homes. Evolve brings these luxury features together in a modern evolution of the townhome.Situated in South Surrey’s popular Grandview Heights, Evolve is designed to be a lifestyle alternative to single-family living. Enjoy the luxury features typical of a single-family home, without the extensive maintenance and up-keep.
Home Store 2239 – 164A Street, South Surrey Open daily 12pm to 5pm (Except Fridays)
604.723.4497 evolve@essenceliving.com
MOVE-IN THIS SUMMER PRICED FROM THE MID $800'S*
Be one of thirty families to call Evolve home.
Visit essenceliving.com/evolve to learn more. Prices quotes are exclusive of tax and subject to availability. E.&O.E. Sales and Marketing provided by Fifth Avenue Real Estate Marketing Ltd. Fifthave.ca
JUNE 9 - 23, 2017 | NEW HOME & CONDO GUIDE 49
Inspiration
Party like a
PINEAPPLE
Juicy, sweet and oh-so-bright yellow, as a friend recently said to me, “Who doesn’t love a pineapple?” Too true – we love that cute little fruit and will enjoy using it in our decor since, aside from the Piña Colada, it has made its whimsical way into this season’s hottest home accents.
By Elisa Krovblit
allen + roth Green Earthenware Pineapple Tabletop Accent $20 lowes.ca
Party Like a Pineapple Outdoor Cushion $11.50 walmart.ca
Pineapple Swizzle Sticks $15/set of 4 crateandbarrel.ca
Large Pineapple Jar $45 indigo.ca
Pineapple Lounge Chair $70 homesense.ca
50 YPNEXTHOME.CA
Pineapple Doormat $12 simons.ca
Trending
Low supply, high demand, and a call to action on housing shortage
LOW SUPPLY, HIGH DEMAND AND THE ENSUING UNAFFORDABILITY were the
running theme in Metro Vancouver’s housing market, according to the firstquarter Fifth Dimension report released recently by Fifth Avenue Real Estate Marketing Limited. The report is accompanied by a call to action from Fifth Avenue President and CEO W. Scott Brown. “If it is determined to be in the public’s best interest to accelerate supply, let’s get on with it in an expedient and appropriate manner.” Brown’s introduction to the report nips public concern of bias in the bud. After all, Fifth Avenue is a real estate sales and marketing machine. And as Brown points out, “Of course, we are mindful of our biases in favor of more supply. [But] just because we would like more product to sell doesn’t necessarily mean we do not have a supply issue in Metro Vancouver. Does it?” The proof is in the pudding, according to the first-quarter data published in the report, gathered by Fifth Avenue in
52 YPNEXTHOME.CA
FIFTH DIMENSION AT A GLANCE • Inventory levels of new, multifamily homes in Metro Vancouver are down 59 per cent compared to the eight-year average. • There were only 31 units of completed inventory yet to be sold in the Metro Vancouver area, setting a new all-time low. • Even with a 53-per-cent increase in the number of active projects compared to last quarter, inventory levels dropped by approximately 1,400 units. • While sales were down in the first quarter of 2017 compared to the previous quarter and the record quarter last year, compared to 2015 levels, sales are within five per cent of the total posted in the same quarter that year. • Consumers in a number of suburban markets are willing to/ have to line up to buy a townhome or new condominium
collaboration with Urban Analytics. Overall, Metro Vancouver’s brandnew multi-family home sales activity and inventory took a dip in the first quarter of 2017, thanks to fewer new project launches, rough weather and development approval delays. There were 3,884 new multi-family homes sold, down 11 per cent from last quarter and down 38 per cent from the record-high sales recorded in Q1 of 2016. In spite of lower activity relative to previous quarters, sales were still up 13 per cent compared to the eight-year average of Q1 sales. On the inventory side, there were 2,546 released and unsold new multifamily units in Metro Vancouver at the end of the first quarter – down 25 per cent year over year, and plummeting 59 per cent below the eight-year average of Q1 released inventory. There were only 31 units of completed inventory available to purchase at the end of the first quarter, marking a new all-time low.
New Home Market (Year To Date comparison)
YTD 2015 SALES
YTD 2016 SALES
YTD 2017 SALES
High Rise
2,227
3,544
1,844
-48%
Low Rise
973
1,419
1,239
-13%
Townhomes
878
1,264
801
-37%
4,078
6,227
3,884
-38%
Total
New Home Aggregates Q1 2017
HIGHRISE
LOWRISE
TOWNHOMES
% CHANGE FROM 2016
TOTAL
Total Q1 2017 Sales
1,844
1,239
801
3,884
Total Inventory
1,441
499
610
2,550
Standing Inventory
11
4
16
31
Total # of Projects
91
48
62
201
HIGHRISE CONDO SALES DOWN Highrise homes sales were down 43 per cent from last quarter and fell 48 per cent year over year, at just 1,844 units. This is largely attributed to a lack of project launches in significant markets like Burnaby, New Westminster, North Vancouver and Surrey City Centre. In spite of the lack of highrise launches, strong sales were seen in Downtown Vancouver projects, including Boffo’s The Smithe and Westbank’s Alberni. In Vancouver West, Pure West Property’s Contessa on Cambie and Polygon’s Eton projects sold a combined total of 188 units in the First Quarter. Other significant sales occurred at Wesgroup’s Avalon 2 (Vancouver East), Concord Pacific’s Concord Gardens South (Richmond) and Polygon’s Mantyla (Coquitlam). It is important to note that the lack of new highrise project launches resulted in an inventory of just 1,437 released and unsold units, down 71 per cent from the same quarter in 2015.
LOWRISE CONDO SALES UP The lowrise condo sector saw a boost in sales, at 1,239 units or 33 per cent compared to the eight-year Q1 average. There were 459 released and unsold lowrise condo units at the end of the first quarter, which is down 34 per cent compared to inventory levels at this time last year. Notable sales activity occurred at recently launched projects – Wynsgroup’s Spark (Richmond), Fairborne Homes’ Kindred (North Vancouver), Polygon’s Juniper (North Vancouver) and Regency Development’s The Five Points (North Vancouver), Porte’s Domain & Dwell @ HQ (Surrey City Centre), Quadra Homes’ Yorkson Downs (Langley), RDG Management’s The Wex (Langley), and Infinity Properties’ The Belmont at Heritage (Langley).
TOWNHOME SALES HOLD STEADY Townhome sales reached 801 units at the end of the first quarter – down 37 per cent year over year, but in line with the eight-year Q1 average. Notable sales activity occurred at Dawson & Sawyer’s Old School and Guildford the Great II (South Surrey and Central Surrey), Mosaic’s Kitchner (South Surrey) and Vesta Properties’ Lattice at Milner Heights (Langley). IN CONCLUSION Brown forecasts growing demand and waning supply of new multi-family housing through 2017. “A growing population, an aging population re-thinking its housing needs, parental deposit assistance and younger buyers with very different dreams and expectations with respect to housing are key demand drivers. In contrast, constrained supply levels are likely to continue to result in price escalation and enhanced challenges with respect to affordability in the Metro Vancouver market.”
JUNE 9 - 23, 2017 | NEW HOME & CONDO GUIDE 53
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CEDAR DR
Pitt Meadows | Maple Ridge
DOMINION AVE
224TH ST
DEWDNEY TRUNK RD
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210TH ST
DEWDNEY TRUNK RD
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232RD ST
203RD ST
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228TH ST
HARRIS RD
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123RD AVE
227TH ST
GARDENS GOLF COURSE
224TH ST
M EADOW
1
FORD RD
216TH ST
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DEWDNEY TRUNK RD
240TH ST
PITT M EADOWS
207TH ST
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HARRIS RD
AIRPORT
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R RD 116TH
248TH ST
HAMMOND RD
AVE
D E R BY R EACH R E G I O N A L PA R K
A KA KAN
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110TH AVE 108TH AVE GOLDEN EARS BRIDGE
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104TH AVE
102TH AVE
NEW CONDOS:
NEW HOMES:
1. FALCON HOUSE
1.
Presentation Center 12011 224th Street 604-477-1500
2. BRICKWATER
227th St. & 119th Ave. 604-477-1500
SEARCH ONLINE ypnexthome.ca
56 YPNEXTHOME.CA
ORION
12466 191 St. 604-315-7882 orionliving.ca
JAC KS O
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ghe
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240TH ST
DR MACLU RE
COMING SOON
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Finance
Troubling trends in debt and home ownership among Canadian seniors THERE’S A TROUBLING TREND on the
horizon: as Canada’s population ages, the ability to retain and maintain a home is progressively compromised by record household debt levels, modest longterm savings, the decline of definedbenefit pensions and extended life expectancies. HomEquity Bank, provider of the CHIP Reverse Mortgage, recently published the findings of a national research study, The Home Stretch: A Review of Debt and Home Ownership Among Canadian Seniors. Here’s what they found: SURVEY SAYS… Ninety-one per cent of Canadians over the age of 65 say that staying in their home is important, while at the same time, only 78 per cent have any savings and investments, with 40 per cent of those having less than $100,000 set aside. OTHER RELEVANT STATISTICS: • 77% say the Canada Pension Plan is their primary expected source of income • 73% will rely on Old Age Security • 57% have RRSPs to draw upon • 48% have a work pension • 48% have savings
58 YPNEXTHOME.CA
The data also shows that 15 per cent of Canadian seniors have a mortgage (compared with 34 per cent of nonseniors) and 17 per cent have car loans (compared with 34 per cent of non-seniors). But when it comes to unsecured lines of credit (LOC) that gap narrows: 30 per cent of seniors carry this form of debt compared with 33 per cent of non-seniors, and 10 per cent of Canadian seniors have a home equity line of credit (HELOC) compared with nine per cent of non-seniors. “HomEquity Bank has long called for an honest, national conversation regarding the financial health of
Canadian seniors. This study further solidifies that need,” says Steven Ranson, president and CEO of HomEquity Bank. “But it’s not all doom and gloom. Canadians are privileged to be living in a country of relatively strong and stable fiscal health. We must use this type of data as a foundation for launching an informed, national conversation with Canadian seniors. We can’t rely on a status quo approach. Collectively, we will have to think about finances, home ownership and debt in new, strategic ways to ensure seniors can plan for a stable, worry-free retirement.”
OVER
NOW
65%
85%
SOLD
SOLD!
124 AVE 124 AVE
PRESENTATION CENTRE PRESENTATION DEWDNEY TRUNK CENTRE RD DEWDNEY TRUNK RD DOWNTOWN MAPLE RIDGE DOWNTOWN MAPLE RIDGE
LOUGHEED HIGHWAY LOUGHEED HIGHWAY
2272S2T7 ST
2242S2T4 ST
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PROJECT SITE > PROJECT SITE >
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Advice | GVHBA REPORT
HOW TO CHOOSE THE
RIGHT WHITE A POPULAR AESTHETIC is bright, white walls with a modern, airy look and feel. But with thousands of different variations of white to choose from, with undertones of blue, pink, green or yellow, how do you select the perfect shade for your space? Here are some tips.
Bob de Wit is the CEO of the Greater Vancouver Home Builders’ Association (GVHBA), representing the residential construction industry in the Greater Vancouver Area. Established in 1974, the GVHBA is a notfor-profit society, with more than 1,000 members, and is proudly affiliated with the provincial and national Canadian Home Builders’ Associations. You can reach Bob at bob@gvhba.org.
60 YPNEXTHOME.CA
1
SHED SOME LIGHT ON YOUR WHITE
Heidi Nyline, Greater Vancouver Home Builders’ Association member and vice-president at Warline Painting, advises you opt for cooler whites with a slight grey or blue undertone when more natural sunlight reaches your space. This will keep the white looking crisp, even in a room that is drenched in warm sunlight. In rooms dependent on artificial light, selecting a shade of white with a more prominent base colour will add depth, but still appear white, according to Nyline. “The trick to finding the right white is to make sure you are matching the undertones of your paint to the same undertones in your fixed features, like your tile and countertop,” Nyline advises. Matching to these finishes prevents any surprises, like realizing your yellowish-white cabinets or sheets now look dirty next to your brightwhite walls.
2
TAKE IT FOR A TEST DRIVE It is really
important to sample your paint colour before making a final decision. Warline Painting uses large poster boards with two coats of paint, showcasing the colour in a large enough context and see the undertone. “By painting your samples on poster board, you can also move them around and see them in different rooms and in different light,” Nyline adds.
3
ADD POPS OF COLOUR Finally, if you are looking to add a splash of colour to the overall white palette, Nyline recommends limiting the amount and location, to ensure continuity and flow in smaller open spaces. “When I do colour consultations for condos, I generally follow this rule and use colour for impact in unexpected areas, like powder rooms, closets or bedrooms – rooms where doors can be shut.” The right paint colour will bring life to your space and tie your home’s features together. If you don’t want to navigate paint chips and colour wheels on your own, leave it to the professionals. Find more GVHBA members like Warline Painting and other interior professionals online at gvhba.org. JUNE 9 - 23, 2017 | NEW HOME & CONDO GUIDE 61
TR EE
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COAST MERIDIAN RD
LVD
PA RK WA YB
LV D
UB TEA PLA
Coquitlam | Port Coquitlam | Port Moody | Pitt Meadows
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COQUITLAM CENTRE
Barnet Hwy
ST JOHNS ST
VICTORIA DR
DR LINCOLN AVE
DEWDNEY TRUNK RD
A4 TH
PRAIRIE AVE DR
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LINTON ST
AUSTIN AVE
A2
MARINER WAY
AUSTIN AVE
MUNDY PARK
MUNDY ST
A1
COMO LAKE PARK
GATENSBURY ST
BLUE MOUNTAIN ST
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AR KE
COMO LAKE AVE
SMITH AVE
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dH
WA YA VE
wy
DOMINION AVE
DEWDNEY TRUNK RD
Lo u
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COLONY FARM REGIONAL PARK
Hw y ry
Ma
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DEWDNEY TRUNK RD
wy
MEADOW GARDENS GOLF COURSE
s pas
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FORD RD FRASER RIVER
123RD AVE
DEWDNEY TRUNK RD
HAMMOND RD
S BONSON RD
PITT MEADOWS AIRPORT
HARRIS RD
NORTH RD
MA L
COQUITLAM NEW CONDOS:
A1. STANTON HOUSE 607 Cottonwood Ave. 604-260-8446
NEW HOMES: A4. SIMON West Coquitlam 604-420-4896
PORT COQUITLAM NEW HOMES: B1. LUMIERE
GOLDEN EARS BRIDGE
2436 Kelly Ave. 604-941-2007 or 604-790-4002
A2. CHARLAND 2102 - 963 Charland Ave 604-492-3388
A3. EVERGREEN 3007 Dlen Drive 604-942-2672
SEARCH ONLINE ypnexthome.ca
62 YPNEXTHOME.CA
PORT MOODY NEW CONDOS: C1. PLATFORM Clarke and Moody aragon.ca/platform
207TH ST
RD
ER
210TH ST
SD
ypnexthome.ca
VI
203RD ST
D
TOWN CENTRE PARK
DR
HARRIS RD
y
BLV
PIONEER MEMORIAL INLET PARK PARK
LAN
SEARCH ONLINE A
I OR CT
CEDAR DR
Hw
C1
TA IN
AVE
COAST MERIDIAN RD
et rn
UN
DAV ID
OTTAWA ST
Ba
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SHORELINE PARK
JOHNSON ST
RIT AG E
D
ROCKY POINT PARK
PIN E
DAVID AVE HE
IOC OR
R RD
RIVE
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JUNE 9 - 23, 2017 | NEW HOME & CONDO GUIDE 63
Hot Properties
Find your next home! These pages feature a few of the latest condo, townhome and single-family properties to keep your eye on in the Metro Vancouver area. Find more homes at ypnexthome.ca
LATEST LISTINGS:
exterior finishes, front and back yards, and interiors that are dressed to impress. Visit the show home and register now.
HAWTHORNE Home type: Saltbox rowhomes Developer: Mosaic Homes On the Web: mosaichomes.com Contact: 604.685.3888 Info: Keep your eye on this collection of two-bedroom townhomes, coming to Surrey’s Cloverdale community in 2018. Enjoy a small-town feel in the heart of a big city, with everything you want and just a stone’s throw from your front door. Quick and easy quick access to all the main thoroughfares means you’re well-connected.
VITTORIO
Bellevue by Cressey Developments is coming soon to West Vancouver
previews and registration BELLEVUE Home type: Luxury highrise residences Developer: Cressey Developments On the map: West Vancouver On the Web: cressey.com/bellevuebycressey Contact: 604.912.0105 Info: Experience flawless beauty on a pristine waterfront, at Bellevue. This collection of just 35 exclusive residences exudes luxury from
64 YPNEXTHOME.CA
the outside in: lush landscaping, masterful architecture, and only two or three large, private residences per floor, each impeccably designed with higher living in mind. Register now to stay informed.
Home type: Highrise Developer: Polygon On the map: Dunblane Avenue and Marlborough Avenue, Burnaby On the Web: polyhomes.com Contact: 604.871.4296 Info: Coming soon to Burnaby’s enviable Metrotown neighbourhood, this collection of two- and three-bedroom homes features gourmet kitchens, spa-inspired ensuites, air conditioning, and a fantastic location just minutes to SkyTrain, cycle routes and Metropolis at Metrotown – BC’s largest shopping and entertainment complex. Owners also have exclusive access to Vittorio Club, and urban oasis with media and billiards lounge, meeting rooms, central green courtyard, and state-ofthe-art fitness centre.
SOUTHSIDE Home type: Single-detached Developer: Miracon On the Street: 2555 164A St., Surrey On the Web: miracon.ca Contact: 604.372.3683 Info: Now under construction in South Surrey, get in on this fast-growing community while you still can. On offer is a collection of 50 singlefamily, West Coast-style homes featuring quality
JASMINE AT THE GARDENS Home type: Townhomes Developer: Townline On the Web: gardens.townline.ca Contact: 604.271.3331 Info: Coming this summer, don’t miss out on this last phase of The Gardens community in South Richmond. This exclusive collection
Jasmine is the final phase at The Gardens in South Richmond
of two- and three-bedroom townhomes boasts first-class finishes, open layouts, large windows and expansive ground-floor patios overlooking a 12-acre natural park. Residents will be just steps from a roster of services, amenities, cafes and restaurants. Register today for exclusive access.
HUTTON Home type: Townhomes Developer: Sunmark On the map: Langley On the Web: huttontownhomes.com Info: Hutton offers a collection of 36 familystyle townhomes located in a peaceful, secluded Langley neighbourhood. Ranging from three-bedroom duplexes to familysized four- and five-bedroom homes, this unique location offers modern living close to trails and outdoor activities. Reconnect to all that nature has to offer. Register now.
SOUTHCREST Home type: Single-detached Developer: Miracon On the Street: Sales centre coming soon
On the Web: miracon.ca Contact: 604.372.3683 Info: Register now to get the latest on this collection of 30 single-family homes in the Pacific Heights master-planned community. Southcrest offers views of Semiahmoo Bay, Mount Baker, and the Cascades, plus proximity to schools, shops, and restaurants are nearby, and White Rock’s sunny shoreline. Watch for the grand opening of the sales centre, coming soon at 16768 18th Ave.
Info: There’s a definite buzz at Allwood Place in central Abbotsford. Phase 2 has just been released, offering a collection of two- and three-bedroom Craftsman- and Georgianstyle townhomes with private garages, front or backyards, and between 1,155 and 1,300 sq. ft. of contemporary living space. Walk to an array of shops and services, but enjoy peace from the hustle and bustle of Abbotsford’s main corridor. Register today for more information.
VIEWSTAR
new releases and grand openings ALLWOOD PLACE Home type: Craftsman- and Georgian-style townhomes Developer: Onni On the Street: #2 – 32633 Simon Ave., Abbotsford On the Web: onni.com/allwoodplace Contact: 604.260.6797
Home type: Condos and townhomes Developer: Yuanheng Holdings Ltd. On the Street: Presentation centre coming to 3399 Corvette Way On the Web: viewstar.ca Contact: 604.285.9983 Info: Welcome to your gateway to West Coast living. Offering spacious one- to four-bedroom residences and townhomes, rooftop gardens, a private elevated central park, exclusive amenities and an integrated 35,000-sq.-ft. community centre. Live, work and play, without ever leaving the comfort of home. Presentation centre coming in June. Register today for priority access.
Builders If you would like to include your preview registration, new release or site opening in this feature, just email the details to Lydia.McNutt@ypnexthome.ca
JUNE 9 - 23, 2017 | NEW HOME & CONDO GUIDE 65
MA SW AY
SOUTH FRASE R WAY
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SUMAS WAY
PREST RD
B ROADWAY ST
LUCKAKUCK WAY
RD
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MCCALLUM RD
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MARSHALL RD
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ABBOTSFORD
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HIGGINSON RD
STEVENSON RD
NEW HOMES: A1. MAHOGANY AT MILL LAKE
S SUMAS RD
VEDDER RD
2180 Gladwin Road 778-255-9990
A2. MILL DISTRICT 2555 Ware St. 604-621-5888
WATSON RD
A3. GRAMERCY gramercy.ca/aldergrove
CHILLIWACK
PROMONTORY RD
B1 WEBSTER RD
onni.com 604-260-6797
THOMAS RD
WATSON GLEN PARK
A4. ALLWOOD PLACE
KEITH WILSON RD
C H I L L I WAC K
MISSION
B1. RIVER’S EDGE
CHERRY AVE
LiveRiversEdge.ca 1-604-824-5062
C1
CADE BARR ST
NEW HOMES:
BEST AVE
MISSION
CENTENNIAL PARK
HORN STREET
GRAND STREET
HURD ST
NEW HOMES:
CEDAR STREET
14TH AVE
C1. 58 ON CHERRY HILL
Lougheed Hwy Lougheed Hwy
66 YPNEXTHOME.CA
SLAVE LAKE ROAD
MURRAY STREET
EC TO R NN CO VA LL EY DA R CE
WREN STREET
B1
GRAND STREET
7TH AVE
604-768-9572
PREST RD
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CHARLES ST
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WHATCOM RD
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Hwy 11
MACL URE R
YOUNG RD
A3
R LE YA
MCMILLIAN RD
OLD YALE
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CLEARBROOK PARK
GLADWIN RD
UR CL MA
CLEARBROOK RD
TOWNLINE RD
MT LEHMAN RD
YOUNG RD
Abbotsford | Mission | Chilliwack
ABBOTSFORD/MISSION/CHILLIWACK
E 2B
/ D.
H AT B 2
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OM
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LivingMahogany.com 778.255.9990
Marketed by Quantum Realty Inc. Managed by the Quantum Properties Group of Companies. This is not an offering for sale. Any such offering may only be made by disclosure statement. The developer reserves the right to modify plans, prices, features and specifications without notice as may be necessary and at their sole discretion. E. & O. E.
JUNE 9 - 23, 2017 | NEW HOME & CONDO GUIDE 67
Advice | MONEY MATTERS
Good reasons why you should not co-sign By Gail Vaz-Oxlade
PEOPLE HAVE GOOD HEARTS. And people
often feel they should do something to help friends and family when the going gets tough. Hey, I’m all for offering help when it’s needed. But you should consider any financial help you offer as a gift, since loans often cause huge problems when it comes repayment time. Here’s a letter I received recently:
Gail, I need some help. My sister and brother-in-law are constantly in a mess financially. They have young kids, and both my husband and I love those children. We don’t want to see them lose their home. But I also am very afraid of how our help could hurt us. My sister has asked us to co-sign a consolidation loan to help them out of the mess they have made. She’s a rampant shopper. He can’t manage to make his business work. My husband wants to do it, but I’m afraid that if we do, this it might get in the way when we go to buy a home next year. Am I just being selfish? Signed D …continued on page 70
68 YPNEXTHOME.CA
West Coast Contemporary 3 & 4 Bedroom Townhomes
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…continued from page 68
Dear D, you are not being selfish. Wanting to stay solvent so you can make your own dreams come true is a sensible act. And while your heart may go out to your family, particularly the kids, whose to say that another loan is actually going to solve the problem? What have your sister and brother-in-law done to demonstrate they’re serious about their debt problems? If their solution is simply to get a consolidation loan, that’s not enough. Here are more reasons why you should think twice about co-signing for their consolidation loan: People who need a cosigner can’t qualify on their own because the lender believes they will default. I have heard of the odd positive co-signing experience like a young adult with no credit history whose parents sign on because they know their kid is a stand-up person who would sooner die than stick them with debt. But I’ve heard five times as many negative stories: parents who have been stuck with their children’s irresponsible behaviour; family who watch as the primary signer goes bankrupt leaving them holding the loan. If a body can’t qualify for a loan on its own merits, you have to wonder if you’re actually doing that body a favour by adding more weight to their debt load. Co-signed debt is 100 per cent your debt. A lot of people don’t seem to realize this, I’m not sure why since it is clearly stated in all the loan paperwork. But here it is in black and white: If the primary borrower drops dead or defaults on the loan, you are 100 per cent responsible for repaying any loans you may have co-signed. It doesn’t matter that you didn’t get the money. It doesn’t matter that the primary borrower swore you were
MORE ADVICE ONLINE ypnexthome.ca/news/advice
off the hook. The reason you’re co-signing is to guarantee repayment, and if the lender can’t get blood from one stone, it’ll come looking for your stones. Co-signed debt is factored into calculations that determine whether you’ll get approved for any kind of borrowing, including a mortgage. That’s right. Since you’re on the hook for that $27,000 loan you co-signed for, that’s $27,000 less you can borrow for your own purposes. Again, people seem not to realize that there is a limit to how much lenders will let you take on. Perhaps it’s because lenders have been so lax with this particular rule that folks think credit is unlimited. Well, the credit bucket is not bottomless. Taking on the
responsibility of co-signing could mean your ability to borrow for your own goals is thwarted. So how do you say no to family or friends who see you as financially stable and a good resource for solving their problems? Try this… Tonya, both Paul and I would love to help, but right now we’re just not in a position to do so financially. We would be happy to sit down with you and Tony to talk about ways you could clean up the financial mess you’re in. And we’d be happy to help in other ways, like taking the kids when you guys are working extra hard to get that debt paid off. But we can’t co-sign right now. What else can we do to help you? If Tonya and Tony stomp out in a huff because all they want is your signature, you can count your blessings. It would only be a matter of time before that cosigned loan came between you anyway. At least now you’re not also on the hook financially.
Gail Vaz-Oxlade is the host of Til Debt Do Us Part and author of Debt Free Forever and blogs daily at gailvazoxlade.com
70 YPNEXTHOME.CA
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BRITISH COLUMBIA’S NEW HOME & CONDO DEVELOPMENTS PROJECT
TYPE
CONTACT
PRICE
ABBOTSFORD
PROJECT
TYPE
CONTACT
PRICE
DELTA & TSAWWASSEN
Allwood Place
TH
604-260-6797
Call
Brio
LR
604-943-8811
Call
Bristol Heights
TH
604-871-4241
Coming Soon
Delta Gardens
TH
deltagardens.ca
Coming Soon
Eagles Gate
SF
604-309-7729
From $373,500
Harbour Walk
LR
604-274-7326
Falcon Ridge
SF
604-309-0540
From $789,000
Muse
Foxwood
SF
604-850-5040
From $524,900
Gramercy
TH
gramercy.ca/aldergrove Coming Soon
Mahogany at Mill Lake
HR
778-255-9990
Call
Mill District
MR
604-621-5888
Coming Soon
Mount Waddington
TH
604-618-1555
Call
Straiton Estates
SF
604-850-5040
LR
liveatmuse.com
Pelican Cove
TH/DU
604-943-6677
From $199,900 From $589,900
South Pointe
SF
604-584-2908
From $699,900
Tsawwassen Heights
SF
604-271-7288
Call
Tsawwassen Shores
SF
604-943-6677
From $589,900
Tsawwassen Springs
SF/LR
604-948-HOME
Call
Argyle
TH
liveatargyle.com
Call
Ashbury + Oak
TH
604-539-6281
From $609,900
LANGLEY
Call
BURNABY Arcola
TH
604-671-8805
Coming Soon
Crest
TH
604-318-5167
Call
Churchill
TH
604-363-2627
Coming Soon
Everly Green
TH
604-371-3832
Call
The City of Lougheed
HR
604-328-7128
Call
Gabriola Park
TH
604-371- 1892
Call
Concord Brentwood
HR
604-435-1383
From $299,900
Hutton
TH
604-881-7882
Call
Gold House
HR
goldhouseliving.com Coming Soon
Prestwick at Milner Heights
TH
604-371-0928
Call
Kings Crossing
HR
cressey.com/kingscrossingbycressey Coming Soon
Walden
TH
604-561-0889
Coming Soon
Pixel
LR
pixelburnaby.com
From $399,900
Union Park
LR
604-871-4288
Coming Soon
Simon 2
TH
SimonbyOtivo.com
Coming Soon
Willoughby West
SF
604-371-0733
Call
The 222
LR
604-767-5913
From $184,900
Brickwater Village
LR
604-477-1500
Call
Falcon House
LR
604-477-1500
Call
Ridgemont
TH
604-476-1777
Coming Soon
Willow
TH
lifeatwillow.com
Call
Wynnbrook
SF
604-380-4708
Call
Solo District
HR
solodistrict.com
Coming Soon
Station Square
HR
604-438-1113
Call
MAPLE RIDGE
Sun Towers
HR
SunTowersMetrotown.com Coming Soon
Syncro
LR
bold.ca
Call
Triomphe
HR
604-828-1373
Coming Soon
Vittorio
HR
604-871-4296
Coming
Camden at The Falls
SF
www.livethefalls.com From $529,900
58 On Cherry Hill
TH
604-768-9572
Coming Soon
River’s Edge
TH
River’s Edge
Horizons
TH
1-888-826-1177
From $319,800
CHILLIWACK
MISSION / HARRISON 604.824.5062 Call
NEW WESTMINSTER
COQUITLAM 567 Clarke + Como
Brewery District – The Columbia
HR
604-525-3941
From $289,900
Elliot
HR
604-662-8009
Call
Ewen
TH
604-549-8181
Coming Soon
Hamilton Village
LR
604-526-5266
Coming Soon
Parkside at Victoria Hill
HR
604-523-0733
Call
Queens Park Estates
TH
604-279-3829
Coming Soon
Coming soon
River Queensborough
TH
604-438-5050
Call
604-420-4896
Call
The Peninsula
MR
604-544-2258
Call
604-280-8446
From $509,900
The Royal at Victoria Hill
LR
604-523-0733
Call
Thompson Landing
SF
604-520-3226
From $476,900
HR
567living.com
Coming Soon
Amberleigh
SF
604-514-4359
Coming Soon
Brookmere
HR
604-259-5991
Call
Foster Ave Rowhomes
TH
intracorp.ca
Coming Soon
Kingston
SF
604-514-4359
Coming Soon
Mont Bleu
HR
montbleu.ca
Simon
LR
Stanton House
LR
foxridgehomesbc.com Call
The Ridge at Burke Mountain Phase 2 SF Penthouse (PH)
Live Work (LW)
City Home (CH)
High Rise (HR)
Mid Rise (MR)
Low Rise (LR)
Loft (LO) Duplex (DP) Townhouse (TH) Row Home (RH)
BRINGING PEOPLE HOME CONNECTING BUYERS TO THE BEST NEW HOME OPPORTUNITIES IN METROPOLITAN VANCOUVER
FIFTHAVE.CA 72 YPNEXTHOME.CA
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@ypnexthome.ca PROJECT
TYPE
CONTACT
PRICE
PROJECT
Riga
TH
604-715-1250
Call
MR/TH
604-983-9065
From $379,900
Riva
MR
604-278-8825
Call Call
NORTH VANCOUVER Atrium at the Pier
TYPE
CONTACT
PRICE
BrookLynn
MR
604-770-1663
Call
River Green
MR
604-233-2633
Cascade at the Pier
LR
604-984-0906
Coming Soon
CentreView
HR
604-998-8540
Call
River Park Place
MR
604-356-7719
Call
Compass
HR
604-980-5000
Call
MR/TH
604-233-2633
Call
Edgemont Townhome
TH
boffoproperties.com Coming Soon
Trafalgar Square
LR
604-276-8865
Call
Green on Queensbury
LR/TH
Viewstar
TH
604-285-9983
Call
TH
604-715-1250
Call
qualex.ca/green
River Inlet
Register Now
Grosvenor Ambleside
HR
604-922-1380
Call
Vogue
Latitudes
TH
604-435-9477
From $469,900
Wembley
TH
604-231-0480
Call
LR/TH
604-800-2120
Call
Westminster Terrace
TH
604-204-1077
Call
Northlands Pinnacle Residences at the Pier
MR
604-983-9065
Call
Promenade at the Quay
HR
604-986-8862
Call
Residences at Lynn Valley
TH
604-924-0166
Call
Seymour Village
TH
604-924-0818
Tatlow
LR
Trophy at the Pier x61
MR LR/TH
SQUAMISH / WHISTLER Elaho
TH
604-898-2232
Coming Soon
Ocean Crest
SF
604-896-2235
From $1,298,000
Coming Soon
ParkHouse
LR
604-567-5433
From $167,900
604-983-9065
Call
Ravenswood
SF
604-670-7862
From $800,000
604 971 3181
Call
Seven Peaks
TH
604-262-9354
Call
Summits View
TH
604-892-5888
From $559,900
TH/LR
1-877-344-5566
From $239,000
LR
1-888-852-7575
Call
From $699,900
PITT MEADOWS Orion
LR
604-315-7882
Aqua
From $299,900
University Heights
PORT COQUITLAM Lumiere
SUNSHINE COAST
LR
604-941-2007
Call
Platform
TH
aragon.ca/platform
Coming Soon
Edgewater at Porpoise Bay
TH
604- 885-8556
Call
Station, The
TH
604-492-3338
Call
SilverStone Heights
SF
604-741-1877
From $479,900
Alfa
HR
604-276-2532
Call
3 Civic Plaza
HR
604-951-3331
Call
Calla at the Gardens
MR
604-271-3331
From $300,000s
Clayton Walk
TH
claytonwalk.com
Coming Soon
Concord Gardens
HR
604-233-7748
From $300,000’s
Dahlia at The Gardens
MR
604-271-3331
Coming Soon
Edgewood Gate
TH
foxridgehomesbc.com Coming Soon
Empire Living
TH
604-244-9622
Call
Esplanade at Waterstone
LR
604-530-5399
Grand, The
HR
604 278 3880
Call
Evolve
HR
604-497-0102
Call
LR
778-394-8867
Coming Soon
SECHELT
PORT MOODY
RICHMOND
SURREY
From $219,900
Jasmine at The Gardens
TH
604-271-3331
Coming Soon
The Guildford
Kenstone Gate
TH
604-218-3338
From $529,900
Harvest at Bose Farms
TH
604-576-7722
Call
Kingston Gate
TH
604-760-6024
Call
Heights
TH
604-618-6175
From $339,900 From $345,900
Livia Mandarin Walk Monet
TH
604-364-2159
Call
Highcrest
LR
604-584-7273
LR/TH
604-278-0808
Call
The Links Residences
TH
infinityproperties.ca
Coming Soon
HR
604-233-7748
From $300,000’s
Panorama 62
TH
778-885-6700
Call
From $464,900
Park Avenue West
HR
604-583-9866
From $250’s
Park Place Village
TH
604-617-7763
From $359,000
Prime on Plaza
HR
604-498-3888
Call
Opal at Richmond Centre
HR
604-303-7575
Orchid by Beedie
HR
info@orchidbeedie.ca Coming Soon
Parc Riviera
MR
604-231-5900
Park Residences at Minoru
HR
604-303-8878
Call
Pier, The
LR
604-274-7326
Call
From Low $200’s
Summit
Pinnacle Living at Capstan HR/MR/TH 604-303-0148 Call 234214_Axis_NHBG_BannerAd_(Full_Bleed)_prs01.pdf Pinnacle Living Sorrento MR/HR 604-303-0148 Call Quintet
HR Penthouse (PH)
604-303-8878 Live Work (LW)
1
University District 2015-01-16 Viridian11:37 AM Westpointe
Call
City Home (CH)
High Rise (HR)
Mid Rise (MR)
Low Rise (LR)
TH
778-591-6685
From mid $600’s
HR
604-588-5795
From $233,900
TH
viridianhomes.ca
Coming Soon
TH
604-833-9193
Call
Loft (LO) Duplex (DP) Townhouse (TH) Row Home (RH)
JUNE 9 - 23, 2017 | NEW HOME & CONDO GUIDE 73
Y
Y
TYPE
CONTACT
PRICE
PROJECT
TYPE
CONTACT
PRICE
VANCOUVER & AREA
Kerrisdale Gardens
MR
604-559-9848
From $540,900
DOWNTOWN
Livingstone House
LR
604-998-8988
From $639,900
1335 Howe
HR
604-689-8535
Call
Monarch
MR
604-568-6883
From $444,900
188 Keefer
LR
604-620-2018
Call
One, The
HR
604-874-8368
Call
Avenue One
HR
avenueone.ca
Coming Soon
Parc 26
MR/TH
604 336 6380
Call
Burrard Place
HR
burrardplace.ca
Coming Soon
The Charleson
HR
604-689-8535
Call
Parc Elise
MR/TH
604-336-6380
Call
Eventide
LR
604-783-1044
Call
35 Park West
LR
604-563-8336
Call
Fairmont Pacific Rim Estates
HR
604-781-4303
Call
Pinnacle Living at False Creek
MR
604-874-8368
Call
Mirabel
HR
mirabelbymarcon.com
Coming Soon
Pinnacle Living Broadway
MR
604-739-2080
Call
Oak Flats
LR
bold.ca
Coming Soon
Primrose
TH
PrimroseVancouver.com Coming Soon
MR
604-221-8878
From high $300s
Private Residences at Hotel Georgia, The HR
604-682-8107
Call
Prodigy
Tate Downtown
HR
604-568-8283
Starting at $399,900
Q16
TH
604-263-8090
Call
Trump International Hotel and Tower® Vancouver HR
604-568-7888
Call
Shannon Wall Centre
LR
604.267.8882
Call
Vancouver House
604-893-8958
Call
Sota
HR
604-671-1025
From 2.5 million
The Leveson
TH
604-88-3012
Call
HR
EAST SIDE Avalon Mews
TH
604-438-5050
Call
The Spot
MR
604-568-6886
From $269,900
Currents at Water’s Edge
LR
604-871-4189
Coming Soon
The Ivy
LR
604-566-5888
Call
Focal
LR
604-563-6777
Coming Soon
The Creek/Navio
HR
604-681-8282
Call
Francis
TH
604-330-8848
Call
The Grey
MR
thegreyliving.com
Coming Soon
Gem, The
LR
liveatthegem.com
Coming Soon
Grandview Cascades
TH
grandviewcascades.com Coming Soon
The Regent
TH
604-273-1313
Call
Kensington Gardens
LR
604-620-7886
Call
Tisdale
TH
778-846-5990
Call
Paragon
LR
604-688-5566
Coming Soon
MR/TH
604-739-2080
Call
W10th & Maple
LR
604-830-3938
From $259,900
WEST VANCOUVER
HR/MR/CH
604-879-8830
Call
Galleries on the Bay
LR
604-836-7355
From $490,000
Skyway
HR
604-436-1100
Call
Kerrisdale by Cressey
LR
cressey.com
Coming Soon
Strathcona Gardens
TH
604-328-9940
Call
Triumph
TH
604-563-6200
Call
View338
LR
604-303-8838
From $219,900
778-265-3464
From $324,900
Woodshire
TH
604-719-1700
From $420,900
Beachborough
TH
beachborough.ca
Coming Soon
TH
604-891-1288
Call
The Crossings
TH
604-542-2883
Call
LR/MR
604-828-3998
Call
Edgewood Gate
SF
foxridgehomesbc.com Call
Renfrew & 2nd River District - Avalon Park
VICTORIA Black & White
7302-7358 Granville 1555 West Eighth
MR/PH
WHITE ROCK / SOUTH SURREY
WEST SIDE
41West
MR
604-563-8336
Call
Evolve at the Hamptons
TH
EssenceLiving.com/Evolve Coming Soon
6th & Yukon
LR
cressey.ca
Coming Soon
Grandview Heights
TH
discovergrandviewheights.com
99 West
MR
604-620-8600
From $528,800
Hycroft 2
TH
605-541-2495
Call
W10th & Maple
MR/TH
604-239-2080
From $429,900
Miramar Village
HR
604-542-8882
Coming Soon
Aperture
LR/TH
604-345-9000
Call
Pacific Heights
SF
foxridgehomesbc.com Now Preselling
Plateau at Grandview Heights
SF
foxridgehomesbc.com Call
Quinn
TH
604-720-7478
Call
SoHo
TH
604-560-0272
Call
Southcrest
SF
604-372-3683
Call
Southside
SF
604-372-3683
Call
South Point Walk
TH
604-560-3238
Call
TH
604-582-1113
From $420’s
Arbutus Ridge
MR
604-738-0001
Call
Aston
TH
604-418-6809
Call
Belpark
LR
604.891.1281
Call
Boulevard
MR
604-685-5778
From $367,400
Cambie Star
MR
604-876-9222
Call
Cambridge Mews
TH
604-808-3058
Call
Canvas
MR
604-875-8508
Call
Cardero
HR
604-568-5888
Call
South Ridge Club
Citti
MR
604-880-6880
Call
Switch
TH
604-581-8080
Call
Eton
LR/HR
604-221-8598
Call
Westpointe
SF
604-833-9193
Call
TH
604-922-0330
Call
Westside at Orchard Grove
SF
604-372-0383
Call
Zirkon
TH
604-298-3000
Call
Evelyn
Granville at 70thMLA_NCG_Footer_banner_FNL.pdf HR 604-687-2298 Call 1 2017-05-29 Penthouse (PH)
MLACANADA.COM
M
PROJECT
Live Work (LW)
City Home (CH)
Real Estate Intelligent
10:40 AM
High Rise (HR)
Mid Rise (MR)
74 YPNEXTHOME.CA
Loft (LO) Duplex (DP) Townhouse (TH) Row Home (RH)
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Low Rise (LR)
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E SP
LA
NA
DE
ST
MURR AY ST
SPRING ST
HUGH ST
GR ANT ST
MARY ST
MOODY ST HENRY ST JANE ST
WILLIAMS ST
SAINT JOHNS ST
BARNET HWY
HOPE ST HENRY ST
INTRODUCING A VERY LIMITED COLLECTION OF 23 LUXURY TOWNHOMES
EXPERIENCE LUXURY PARKSIDE LIVING WITH THIS EXCLUSIVE COLLECTION OF AIR CONDITIONED TWO TO THREE BEDROOM TOWNHOMES WITH THE BEST FINISHES AVAILABLE. Open layouts, large windows and expansive balconies overlooking an unobstructed panoramic view of a twelve-acre natural park • Spacious designer interiors with spa-inspired baths and ensuites • Chef-inspired kitchens with top-of-the-line stainless steel appliances. • Mere steps from Loblaws City Market and Ironwood Plaza & Coppersmith Mall • Designed in consultation with Feng Shui Master, Sherman Tai • Plenty of parks and schools within walking distance • Easy access via Highway 99 to Vancouver, YVR Airport, Tsawwassen Mills and the U.S. border.
COMING SOON
TO THE ONLY URBAN VILLAGE OF ITS KIND IN SOUTH RICHMOND.
REGISTER NOW / TOWNLINE.CA 604 271 3331 Sales by MLA Canada Realty. Marketing by MAC Marketing. This is not an offering for sale. Any such offering can only be made with a Disclosure Statement E.& O.E.
NOW SELLING
SOUTH RICHMOND’S ONLY CONCRETE LUXURY HOMES Part of a master-planned urban village built alongside a
stunning twelve-acre natural park, Dahlia offers a collection of well-appointed one to three bedroom air-conditioned homes
with elegantly designed interiors, over-height ceilings, chef-inspired kitchens, and an abundance of natural light. This is luxury living by the park.
OPEN DAILY FROM 12–5PM EXCEPT FRIDAYS #140 – 10880 No. 5 Road, Richmond
604 271 3331 TOWNLINE.CA
Sales by MLA Canada Realty. Marketing by MAC Marketing. This is not an offering for sale. Any such offering can only be made with a Disclosure Statement E.& O.E.
Company Profile | MLA CANADA
cover story
Located in Brentwood, Lumina by Thind Properties will be coming soon
HOW A REAL ESTATE MARKETING FIRM IS COLLABORATING WITH DEVELOPERS TO REFINE CONDO DESIGN AND BUYER EXPERIENCE ACROSS VICTORIA, VANCOUVER, CALGARY AND CITIES IN BETWEEN, MLA Canada is partnering with
the country’s leading residential developers to assist in condo and townhome design, bringing project visions to life. It’s been over a year since the unification of two real estate powerhouses – MAC Marketing Solutions
and BLVD Marketing Group – to form Western Canada’s largest real estate marketing company, MLA Canada (an acronym for McNeill Lalonde & Associates). The company specializes in market analysis and the marketing and sales of pre-sale homes, from lowrises, midrises, highrises and townhomes, to single-family communities.
“At every step, our goal is to make meaningful connections between the homebuyer and our client’s extraordinary developments,” says Ryan Lalonde, copresident of MLA Canada. “We want to captivate residents, whether a homeowner or renter, and have our projects stand out with thoughtful architecture and interior design, and unique branding.” The team is comprised of analysts, real estate marketers and sales associates, who take a new development from concept to market. As experts in product envisioning and design, the company’s advisers have a deep understanding of market trends and forecasts to produce highly efficient, livable homes and ensure buyer satisfaction. Every year, the company surveys more than 22,000 visitors who come through their presentation centres. With a sales force of over 50 specialists, consisting of licensed realtors and administration staff, the team is constantly tracking feedback from homebuyers to improve livability and floor plans for future residents. Driving through the region’s many neighbourhoods, you cannot help but notice Greater Vancouver’s bustling multifamily market. MLA Canada contributes to the transformation of traditional neighbourhoods known for single-family homes. For example, Kerrisdale is starting to see a resurgence of new developments, such as Cressey Developments’ two luxury residences, Sterling and McKinnon, located on West Boulevard between 47th and 49th Avenues. “When we are in the boardroom with MLA Canada’s project team, we have honest debates about how Cressey can deliver a remarkable experience at each touch-point,” says Jason Turcotte, vice-president at Cressey. “We enjoy the challenge of exceeding expectations for people.” The Cambie Corridor is another example of a neighbourhood undergoing significant revitalization. Pennyfarthing Homes, known for uncompromising quality and masterful condo design, works exclusively with the real estate marketing and sales company to lead their project management and
Presidents Cameron McNeill (left) and Ryan Lalonde (right) and their team at MLA Canada are helping the city’s developers shape neighbourhoods for future homeowners
to ensure a seamless home-buying experience throughout the whole lifecycle. Currently, Pennyfarthing Homes has brought to market three pre-sale developments as part of their Cambie Collection near Queen Elizabeth Park, with Basalt arriving this fall. MLA Advisory’s data shows an estimated 10,000-plus new concrete condos are anticipated for Greater Vancouver in 2017, with almost 50 per cent of those units slated for Burnaby and Coquitlam. The company is working on several client projects along the Burnaby and Coquitlam transit hubs, designing and marketing homes that appeal to first-time homebuyers, couples and young families. A great example is the four-tower project, Lumina Brentwood, and the 41-storey highrise Sussex in Metrotown, which is set to launch later this year. Local developer Coromandel Properties is also working with MLA Canada. The team is currently progressing through early product design for a midrise development at the corner of Oak Street and West 67th Avenue. The goal is to market a mix of home types consisting of one- to three-bedroom suites and a limited number of townhomes. Cameron McNeill, co-president of MLA Canada, has worked in the industry for 25 years, and through his business travels and market research, believes Vancouver’s real estate development industry is world-class. “We are surrounded by high-caliber designers and creative minds. Outside of the industry, people may not realize the incredible talent that work behind the scenes to make a building come to life,” explains McNeill. McNeill and Lalonde add that Vancouver’s homebuyers are savvy and have high expectations. Buyers thoroughly research projects and neighbourhoods before setting foot in a presentation centre, and they demand well-designed homes that are functional with high-end finishes. The firm helps developers raise the bar, whether it’s consulting on types of amenities or floor-plan design. In addition to influencing compelling design, the company supports new developments through acquisition, marketing, sales, real estate transactions, and customer care. A recent campaign from MLA Canada was aptly named Never Settle. With its forward-thinking approach, the company strives to innovate in an industry that keeps evolving, while ensuring a positive home-buying experience from purchase to move-in.
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